RE/MAX Peaks · Nibley, UT 84321 · April 11, 2026
Comparative Market Analysis
Prepared for: RE/MAX Peaks Seller Presentation
Subject Property: 3123 S 1565 W, Nibley, UT 84321
Presented by: Travis Allred & Corey Brady · RE/MAX Peaks · (435) 466-7219 · theallredteam@remaxpeaks.com
$459,900
Suggested List Price
Executive Summary
Pricing Conclusion at a Glance
Based on recent sold comparables, pending competition, and current active inventory in Nibley, here is our professional pricing recommendation for 3123 S 1565 W.
Recommended Value Range
$445,000 – $475,000
Suggested List Price
$459,900
Sold Comp Range
$425,000 – $445,000
Pending Support Range
$430,000 – $459,900
Why $459,900? Recent similar Nibley sold comps cluster mostly between $425,000 and $445,000. Current pending homes support pricing in the $430,000–$459,900 range. The subject offers a larger lot than many newer competing homes, adding meaningful value. Buyers in this segment are comparing resale homes against newer small-lot construction. Strong pricing discipline is essential to avoid excess days on market and maintain negotiating leverage.
Subject Property
3123 S 1565 W, Nibley, UT 84321
MLS #1801810 · Single Family Residence · Meadow View Subdivision · Built 2003
4 Bedrooms
Functional single-level layout
2 Bathrooms
Well-appointed throughout
1,728 Sq Ft
Efficient single-story living
0.28-Acre Lot
Larger than most competing homes
2-Car Garage
Attached with full utility
Built 2003
Established Nibley neighborhood
Property Highlights
Single-Level Living
All bedrooms and living areas on one floor — a real differentiator
Fully Fenced Backyard
Usable, private outdoor space on a generous 0.28-acre parcel
Covered Front Porch
Welcoming curb appeal in an established neighborhood
Neighborhood Park Nearby
Family-friendly setting in Meadow View, Nibley
Functional 4-Bed Layout
Practical design appealing to a wide buyer pool
One Story
Single-level living appeals to families, downsizers, and all ages
Market Positioning
Where This Home Fits in the Market
Understanding the competitive landscape is key to maximizing your sale price. Here is how 3123 S 1565 W is positioned among Nibley buyers today.
1
🏆 Core Strengths
Single-level living is increasingly desirable. A 4-bedroom layout on one floor is a genuine differentiator. The 0.28-acre lot is larger than most active and pending competition, providing outdoor utility that newer small-lot homes simply cannot match.
2
⚖️ Competitive Pressures
Newer construction is entering Nibley, often at similar or higher price points — but with smaller lots and fewer bedrooms. Buyers are comparing your resale home directly against these new builds. The correct list price is the most powerful tool to win that comparison.
3
🎯 Pricing Strategy Rationale
Pricing near $459,900 positions this home above the sold comp floor ($425,000–$445,000) while staying competitive with pending homes in the upper-$450s. Going above $475,000 risks buyer resistance and elevated days on market as newer inventory draws attention.
Sold Comparables
Comparable Sold Properties
The following recent sold transactions in Nibley establish the market-supported value foundation for 3123 S 1565 W. All comps are within close proximity and represent the most relevant transaction evidence available.
Key Takeaway: The four primary anchoring comps (MLS 2120569, 2113421, 2098575, 2124944) cluster between $425,000 and $445,000. These are the most directly relevant to the subject property. MLS 2130571 at $585,000 represents a ceiling indicator only — newer construction with a notably smaller lot.
Pending Competition
Pending & Under Contract — Real-Time Market Signal
These homes are currently under contract in Nibley, representing what buyers are actively accepting today. This is the most current pricing evidence available and directly informs our list price recommendation.
$430,000
Floor — mirror-profile pending (MLS 2144656)
$459,900
Recommended — real-time support (MLS 2140768)
$474,900
Upper range — newer/larger comp (MLS 2147244)
$499,900
Ceiling only — newer build, not a direct comp
Active Competition
What Buyers Are Seeing Right Now
These are the homes currently competing for the same buyer pool in Nibley. Understanding this active inventory helps frame the most effective list price and marketing strategy.
Market Signal: Active homes priced above $469,000 are accumulating days on market. MLS 2133544 (68 DOM) and MLS 2136206 (60 DOM) demonstrate that overpricing relative to the core comp cluster leads to stagnation. Pricing 3123 S 1565 W at $459,900 positions it competitively below struggling active inventory while being supported by real pending evidence.
Market Analysis
Market Trends & Key Takeaways
A synthesis of all sold, pending, and active data in Nibley points to a clear and defensible pricing window for this property.
Sold Resales Establish the Floor
The most relevant sold resales support a core value range around $425,000 to $445,000. These transactions are the market's clearest statement of what buyers have paid for comparable Nibley homes.
Pending Homes Validate the Upper Range
Current buyer acceptance in the pending market ranges from roughly $430,000 to $459,900. A near-mirror profile home is pending at $459,900 — directly validating our recommended list price.
New Construction Creates Competition
Newer construction is present and competing — even with smaller lot sizes. Buyers must be shown clear value relative to these options through both price and presentation.
Lot Size Is a Real Advantage
The subject's 0.28-acre lot is meaningfully larger than the majority of active competitors. This outdoor utility is a tangible differentiator that should be highlighted prominently in marketing.
Accurate Pricing Matters
Buyers in this segment are price-sensitive and well-informed. Active homes overpriced relative to the core comp cluster are sitting — some exceeding 60–184 days on market. Accurate initial positioning is the single most important factor in achieving a strong sale.
Inventory Snapshot
Absorption & Inventory Analysis
Target Price Band: $430,000 – $480,000 · Nibley, UT
4
Active Listings
Homes currently listed in the target price band
1
Closed (30 Days)
Sales closed in the last 30 days within the band
0.25
Absorption Rate
Homes sold per month relative to active inventory
4.0
Months of Inventory
At current pace, months to clear existing supply
What This Means
- 4.0 months of inventory reflects a balanced to slightly competitive price segment
- This is not an overheated market — buyers have options and time to shop
- Overpricing by even $10,000–$15,000 can quickly reduce showing activity
- First-week momentum is critical — the market moves on accurately priced homes
Strategic Implication
In a balanced market with 4 months of supply, a well-priced, well-presented home will stand out and attract competitive attention. A home priced at the high end without strong justification will be passed over in favor of newer or better-positioned alternatives.
Pricing at $459,900 puts this home in the strongest possible position to capture buyer interest in the first 7–14 days — the window where offers are most likely.
Pricing Strategy
Pricing Tiers — Choosing Your Strategy
Every list price reflects a different set of trade-offs between speed, competition, and net proceeds. Here are the three pricing scenarios for your consideration.
Aggressive / Quick Sale
$445,000 – $452,500
Best for generating immediate activity and minimizing days on market. Positions the home at the proven sold comp ceiling and may attract multiple offers.
Balanced / Market Value
$455,000 – $464,900
Best overall strategy. Directly supported by the most current pending evidence. Maximizes net proceeds without sacrificing market responsiveness.
Premium / Top of Range
$469,900 – $475,000
Appropriate only if the property shows exceptionally well and has strong interior updates. Requires careful monitoring — active competition at this level has accumulated significant DOM.
⭐ Our Recommendation: $459,900 — This list price sits squarely within the Balanced / Market Value tier, is directly validated by a near-mirror pending comp (MLS 2140768 at $459,900), and positions the home competitively below overpriced active inventory. It represents the strongest combination of market support, seller-friendly pricing, and days-on-market protection.
Launch Strategy
Getting to Market Right
A successful launch is about more than the right price — preparation, marketing, and responsiveness all drive the outcome. Here is our recommended approach for 3123 S 1565 W.
Preparation
- Deep clean throughout
- Declutter all living areas and storage spaces
- Touch-up paint where needed
- Sharpen curb appeal — lawn, landscaping, front porch
- Present the backyard at its best — fencing and lot utility are key selling points
Marketing
- Professional photography to showcase single-level layout and lot
- Compelling MLS copy highlighting single-level living, fenced yard, and lot utility
- Full digital marketing distribution across all platforms
- Social media promotion through RE/MAX Peaks channels
- Target messaging to buyers comparing resale against new small-lot construction
Showings & Response
- Execute a strong first-week launch to capture early buyer momentum
- Monitor showing feedback closely from day one
- Track activity relative to competing active inventory
- Be prepared to adjust quickly if activity is slow in the first 10–14 days
Final Recommendation
Our Professional Recommendation
After a thorough analysis of sold comparables, pending competition, active inventory, and absorption data in Nibley, UT, here is our conclusion for 3123 S 1565 W.
Recommended List Price
$459,900
Market-Supported Range
$445,000 – $475,000
Best Comp Support
Upper-$450s (pending evidence)
📌 Key Points: This home appears best positioned at $459,900. The best comps and pending sales support a list price in the upper-$450s. The market-supported value range is $445,000 to $475,000 — pricing within this band maximizes the probability of a clean, timely sale. Pricing too high risks losing buyers to newer competing inventory that, while smaller in lot size, appeals to the same buyer pool. We are confident in this recommendation and ready to execute a strong launch on your behalf.
Travis Allred & Corey Brady
RE/MAX Peaks
📞 (435) 466-7219
3123 S 1565 W, Nibley, UT 84321 · MLS #1801810
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Disclaimer
Important Notice
"This CMA is an estimate of market value and is not an appraisal. For lending purposes, contact a licensed appraiser."
This Comparative Market Analysis has been prepared by Travis Allred & Corey Brady of RE/MAX Peaks for the purpose of assisting the seller in establishing a competitive list price for 3123 S 1565 W, Nibley, UT 84321. The information contained herein is derived from publicly available MLS data and is believed to be accurate but is not guaranteed. Market conditions may change. This report is not intended to replace a formal appraisal and should not be used as the basis for any lending decision.
📋 Data Sources
Cache Valley MLS public records, pending and active listing data current as of April 11, 2026
📅 Report Date
April 11, 2026 — market conditions may shift; recommend re-evaluation if listing is delayed beyond 30 days
🏠 Prepared By
Travis Allred & Corey Brady · RE/MAX Peaks · (435) 466-7219
© RE/MAX Peaks. All rights reserved. All information is subject to change and should be independently verified. Buyers and sellers are encouraged to conduct their own due diligence.