12 Brookside Place Shrewsbury
Market Analysis
Fall in Love with Lakefront Living on Lake Quinsigamond!
Wake up every day to breathtaking waterfront views in this beautifully renovated, move-in-ready home! Nestled on a quiet dead-end street, this stunning property offers the ultimate in lakeside living with direct access to all the recreation Lake Quinsigamond has to offer—swimming, boating, fishing, ice skating, ice cream just across the lake, and more!
Step inside to an open-concept floor plan that’s perfect for entertaining, with expansive windows that flood the space with natural light and showcase panoramic views of the water. Slide open the doors to a large walk-out deck where you can savor morning coffee, evening cocktails, and unforgettable summer sunsets.
The heart of the home features a charming original fireplace that adds warmth and character to your dining area. The kitchen has been tastefully updated with stainless steel appliances, granite countertops, and modern finishes.
Upstairs, you’ll find three generously sized bedrooms, a convenient second-floor laundry room, and a stylish full bath. The entire home has been thoughtfully upgraded—including a new roof, windows, electrical (200-amp service), plumbing, and more. Plenty of storage space awaits in the dry, clean basement and three additional storage bays—ideal for your outdoor gear, kayaks, or paddleboards. Don't miss your chance to own a piece of paradise and create lasting memories with loved ones. Whether it’s peaceful mornings on the deck or fun-filled afternoons on the lake, this home offers it all.
Your waterfront dream starts here—schedule your private showing today!
Offered by The Lux Group, Brokered By; Real Broker, LLC
Market Analysis
Automated value comp review:
Below are the automated valuation models that lenders and appraisers look at to see how the data compares to recent solds. In this case I don't think they take into consideration that you bought it at a reduced price because it was on the market too high for the market at that time which was right when they rates spiked 3% in less than 2 months. These should be basing the starting value probably in the $810-820,000 range and adding market appreciation onto that. Also doesn't take into consideration the improvements you made.
Market Valuation by sales approach
See the attached appraisal style market analysis I pulled comps for manually then made adjustments using adjustment values appraisers use to adjust comps and arrive at equal playing fields across all comps. As you will see on the attached report the adjusted value based on all adjustments came to the value below.
Adjusted manual style appraisal= $873,000
Market Analysis Report DOWNLOAD
Valuation by replacement approach
Improved land value $500,000
1,500 sq ft home @$350/sq ft = $487,500
Total = $987,000
Depreciation adjustment = $100,000
Adjusted valuation on cost approach = $887,000.
In summary based on all the valuation approaches I took I would suggest a starting list price of $929,000. We would target market the property to buyers looking for lake life living. I would market it with my "Live You Lux Life" brand really take the market to the next level to go after peoples emotions and the timing to be able to enjoy this summer on the lake. The market will tell us how it feels about the price and I do believe even though this may feel like we are starting high that buyers will no doubt make offers whatever they feel it is worth. I am seeing all kinds of records being broken so why not break more records on this one.
Below is an example of the type of video marketing I do to grab attention and showcase the property in an amazing way. My thoughts with your property are to do a drone video coming in from the lake. I introduce it on the deck them the video goes into the house, tours the inside, then goes out to the deck where I say to Andrea "Want to get some ice cream" and the drone goes over the lake and we would be standing on the dock with ice cream waving at the drone. We can talk about this more but I think I can get some real viral legs with your property with video. This one below had over 17,000 views.
My Background & Resume
