Listing Price Estimate — 205-580 Sarsons Road

The Market Right Now

A market that has fundamentally shifted

The headline isn't falling prices — it's time. Across the Central Okanagan, average sold prices have held steady since 2022. What changed is how long homes take to sell. Inventory has climbed from a 1–2 month supply to well over a year's worth. Pricing precision now decides outcomes.

months

Inventory supply, Jan 2026

A balanced market sits near 4–6 months

Average sold price, Apr 2026

Effectively flat against 2024 and 2025

days

DOM for the slowest comp in your building

Unit 407 — even after a price cut

Months of inventory — Central Okanagan

How many months it would take to sell every active listing at the current pace of sales.

2021–2024 2025 2026

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Average sold price — Central Okanagan

Monthly average sold price. The band has held remarkably steady for four years.

2021–2024 2025 2026

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Source: Association of Interior REALTORS® monthly statistics, Central Okanagan, all residential property types. 2026 data runs January through April. These figures describe the broader regional market and provide context — the price recommendation itself is built from the comparable sales in this building, shown below.

The Subject Property

Unit 205 — what we know

A 2-bed, 2-bath strata apartment in Southwind at Sarsons, built in 2009. The figures below are drawn from the public assessment record.

2

Bedrooms

2

Bathrooms

1,434

Sq Ft · Strata Area

2009

Year Built

Frame

Strata Apartment

3

Building Storeys

Assessed Value Analysis

$721,000

2026 BC Assessment (as of July 1, 2025)

−6%

Change from 2025 ($766,000)

~104%

Recommended range vs. assessed value

The 2026 assessment came in 6% below the prior year — a measurable cooling in this micro-market, consistent with the longer selling times shown above. The recommended range sits modestly above the assessed value, which is well within normal territory for this building: the one true floor comp, the unit directly above this one, sold at roughly 108% of its own assessment.

Interior not yet inspected. This estimate is based on publicly available data and comparable sales analysis. The interior condition of Unit 205 has not yet been inspected — the final recommended list price may be adjusted following an in-person walkthrough. This is why the recommendation is presented as a range.

How We Arrived at This Number

Three sales, one building

The strongest comparable evidence isn't down the street — it's in this building. Three units at 580 Sarsons Road tell the whole story: a fast sale, a slow sale, and what's live on the market right now.

Suggested List Price Floor Above = Best Comp

Unit 205

$749.9–764.9K

Recommended range · ~$523–533 / sq ft

1,434

Sq Ft

2 / 2

Bed / Bath

2009

Built

The recommendation. Anchored to Unit 305 directly above — near-identical layout and vintage. The range reflects an interior not yet inspected.

Sold Sold In 17 Days

Unit 305

$776,000

Sold Jul 2025 · list $789,000 · $531 / sq ft

1,460

Sq Ft

17

Days on Mkt

98.4%

Sale / List

The unit directly above 205 — the truest comparable available. Priced correctly out of the gate, it sold in 17 days at 98% of ask. This is the anchor.

Sold 154 Days — Priced Too High

Unit 407

$898,000 $996,800

Sold Feb 2026 · orig list $996,800 · $585 / sq ft

1,536

Sq Ft

154

Days on Mkt

90.1%

Sale / Orig

A top-floor penthouse — vaulted ceilings, larger footprint, the premium end of the building. Launched nearly $100K too high, then took 154 days and a major reduction to sell. The cautionary tale.

Active Live Competition

Unit 117

$685,000

Active listing · 45 days on market · $495 / sq ft

1,384

Sq Ft

45

Days on Mkt

Ground

Level

Currently for sale — a smaller, ground-floor unit. A buyer touring 205 can tour this the same afternoon. It sets the practical floor for the building.

Swipe the cards

View the Best Comparable Unit 305 — full listing & photos

How days on market affects price

Unit	DOM	Original List	Sale Price	Sale / Orig	Discount
Unit 305	17	$789,000	$776,000	98.4%	−$13,000
Unit 407	154	$996,800	$898,000	90.1%	−$98,800
Unit 205 — recommended	Target: fast	$749.9–764.9K	—	—	—

The pattern is direct. The unit that launched at the right price gave up $13,000 and sold in under three weeks. The unit that launched roughly $100K too high gave up nearly $99K — and still waited five months. Sale-to-original-list ratio is measured against the first list price, not a later reduced one, because the cost of overpricing only shows up when you compare against where the listing actually started.

$/sq ft figures use total finished area as reported on each MLS listing. The subject's 1,434 sq ft is the BC Assessment strata area; Unit 305's 1,460 sq ft is its reported finished area — a small difference that is one further reason the recommendation is presented as a range.

Your Pricing Strategy

Three positions, one decision

Every list price is a trade-off between speed and ceiling. Here is where each option sits against the comparable range — and what each one risks.

$739,900Conservative

Recommended

$749,900
–$764,900Recommended

$779,900Aggressive

Conservative

$739,900

Priced to move fast. Sits just above the assessed value and undercuts the building's recent sale pace. Likely to draw quick, competitive interest — at the cost of leaving some potential ceiling on the table.

Recommended

$749.9–764.9K

Anchored to the near-identical unit directly above, which sold quickly at a strong ratio. The range exists because the interior is unseen — average finishings land toward the lower end, confirmed upgrades toward the upper. Captures full buyer attention without testing patience.

Aggressive

$779,900

Tests toward the per-square-foot pricing of the building's premium units. The risk is visible in the data: the one unit that reached for the top of the market sat for 154 days and surrendered a far larger discount than the unit priced right.

The recommended marker is positioned at the midpoint of the recommended range relative to the conservative and aggressive endpoints. Final price within the range is set after the interior walkthrough.

Why Pricing Right Matters

The first weeks decide everything

A new listing draws its largest, most motivated audience the moment it hits the market. That attention doesn't last. Pricing right at launch is how a listing captures the full wave — before it recedes.

Buyer eyeballs on your listing over time

Share of the available buyer audience actively viewing a listing, across the first 30 days on market.

What This Looked Like — In Your Building

Unit 407 launched near $997K. It sold five months later for $898K.

154

Days on market

$98,800

Cut from the original price

90.1%

Final sale vs. original list

By the time Unit 407 reached a price the market would accept, the wave of fresh buyer attention had long passed. A listing that opens above the market spends its most valuable weeks being compared unfavourably to better-priced options — and the eventual buyer negotiates from a position of patience, not urgency. The discount wasn't an accident of the market. It was the cost of the starting number.

We've done the research upfront — comparable sales, assessed values, market conditions — to arrive at a list price that captures the full wave of initial buyer activity. A correctly priced listing ensures no money is left on the table from day one. The moment we hit the market, we shift to completely different markers to track pricing. The data that drives decisions post-launch is how the market is actually responding to your home — in real time:

Online impressions

Showing requests

Listing page traffic

Buyer & agent inquiries

Comparable activity shifts

Days on market velocity

This real-time feedback loop means we're never guessing. If the market tells us to adjust, we adjust quickly — before the window of peak buyer attention closes.

Next Steps

Let's price it, together

The natural next step is a walkthrough of Unit 205. Seeing the interior firsthand is what turns this range into a single, confident number.

Listing presentation prepared by Braden Koop & Gerry Fraser · Koop Homes Group

Braden Koop

Personal Real Estate Corporation

Koop Homes Group · RE/MAX Kelowna

Book the interior walkthrough and we'll finalize the recommended list price — built on the evidence in this presentation.

Call 250-801-8725 Email Braden