1322 Wheeler Road
$668,000
- Sold
- Aug 2026
- Size
- 2,710 sq ft
- Per sq ft
- $246
- On market
- 6 days
Same street grid, finished basement, no pool.
Listing plan for
1408 Hawthorne Lane
How I'd price it, get it ready and sell it. Read it before Thursday at 4. Bring every question you have, especially the awkward ones.
A note first
Sarah, Tom, thanks for walking me through on Monday. The porch sells this house. The primary bath is the only thing a buyer will push back on, and we can handle that with $1,500 and a weekend, not a remodel.
Below is everything I'd do, in the order I'd do it, and what I think you walk away with. None of it is set until you say so.
Ellis Ward
Where I'd price it
909 Oberlin Court
$655,000
- Sold
- Sep 2026
- Size
- 2,690 sq ft
- Per sq ft
- $243
- On market
- 8 days
Closest match. Updated kitchen, original baths, like yours.
1610 Canterbury Road
$641,500
- Sold
- Jul 2026
- Size
- 2,580 sq ft
- Per sq ft
- $249
- On market
- 11 days
Smaller lot, busier road. Sets the floor.
My recommendation
List at $659,000
Expect offers between $650,000 and $670,000. Pricing just under $660,000 puts you in front of everyone searching up to that number, which is where most of the buyers for this street are.
Four weeks, start to offers
Week of Oct 12
Get it ready
- Touch-up paint in the hall and primary bath
- Swap the two dated light fixtures in the kitchen
- Pre-listing inspection, so nothing surprises us later
- Stager walks through with you (one hour, my cost)
Week of Oct 19
Make it look like the best house on the street
- Daytime and twilight photography
- A two-minute walk-through video
- Measured floor plan and a 3D tour
- Coming-soon sign and a note to 60 neighbors
Thu Oct 29
Launch
- Live on the MLS and every portal at 9 a.m.
- Email to 1,200 local agents with the video
- Paid social aimed at buyers searching Five Points
- Open house Saturday and Sunday, 1 to 4
Mon Nov 2
Offers
- We review every offer together, side by side
- I call each buyer's lender before we pick
- You choose. I negotiate the rest.
How buyers will see it
Where it goes
- MLS, then every major portal within the hour
- A page of its own, at 1408hawthorne.com
- Email to 1,200 agents who sell in Raleigh
- Instagram and Facebook, aimed at Five Points buyers
- The yard sign, with a QR code to the video
What you walk away with
Move the price. Change anything that's wrong. It's your house.
| Sale price | $659,000 |
|---|---|
| Mortgage payoff | -$312,000 |
| Brokerage fees (5%) | -$32,950 |
| Closing costs and excise tax (1%) | -$6,590 |
| Repairs or credits to the buyer | -$5,000 |
| You walk away with about | $302,460 |
An estimate for Thursday's conversation, not a promise. Your closing attorney prepares the real numbers. Fees are set in our listing agreement and are always negotiable.
The last twelve months
- homes sold
- 31
- of list price, on average
- 100.8%
- median days on market
- 7
We had three offers by Sunday night. Ellis told us on Thursday that we would, and he was right.
He talked us out of a kitchen remodel that would've cost $40,000 and gotten us nothing back.
Every Friday, a short text with exactly what happened that week. That's all we wanted.
Demo figures and sample reviews.
What I'll need from you
- Spare keys and garage remote
- Your mortgage payoff statement
- HOA documents, if there are any
- Receipts for the roof (2019) and HVAC (2022)
- Any survey or plat you have
- Utility averages for the last 12 months
See you Thursday at 4.
Questions before then? Text me. I answer the same day, usually within the hour.