55 Suede

The current estimated value for 55 Suede is $4,102,500, inside a range of $3,450,000 to $4,850,000. The comparable set of 14 sales averages $3,926,786, or $803 per square foot, with an average market time of 52 days and closings at approximately 95% of list price. That combination describes the pace and the discipline this segment is currently rewarding.

Applied to 3,964 square feet, the $803 average price per square foot indicates roughly $3,183,000, below both the estimate and the comparable average — a function of a comparable set that includes older and smaller Irvine inventory where the per-foot figure does not reflect newer construction. The working band runs from the $3,926,786 comparable average to the $4,102,500 estimate, with condition, lot, and view determining position. With a 52-day average market time and sales closing near 95 percent of list, the launch price should be set with a modest, intentional negotiating cushion and supported by presentation that competes directly with builder inventory.