9819 Bridgeton Drive
A data-led look at what's actually selling in Stonebridge — and what it means for your home in today's market.
Tampa, FL 33626
Lake-front villa with a private heated pool — a rare combination in Stonebridge.
One of very few units in Stonebridge with a private heated pool and a premium lake view. End-unit positioning, 9-foot ceilings, wood floors, crown molding, and a bonus flex room that lives like a third space. Maintenance-free lifestyle inside the gated community, with full access to Westchase master amenities.
Lawrence and Laura,
This report does one thing: it tells you, with the data, what your home is worth in today's market — and where the buyer-paying window actually sits. I built it the way I'd build an appraiser's file, then rewrote it in plain English so you can see exactly how each number ties back to a real sale.
Your home has two things working strongly in its favor: a private heated pool and a lake view — two features that are genuinely rare in Stonebridge and that buyers will pay for. It also has a meaningful piece of recent history: the home transacted in June 2025, which gives us an arms-length data point on this exact unit that no comp set can match. That sale anchors everything in this report.
What follows is a defensible range, a discussion of where condition lands you within that range, and a clear-eyed look at why the 2024 listing did not land. The takeaway up front: this is a pricing exercise, not a marketing exercise. Priced correctly out of the gate, this home moves.
What the Market Will Pay
The range is anchored by the home's own arms-length sale on 6/27/2025 at $456,375 — the strongest possible data point for any property: itself. Adjusted forward ~11 months at a conservative time factor and triangulated against the smallest Westchase 3BR/2BA closed sales (after product-type, bedroom, and pool adjustments), the reconciled value sits at ~$470,000, with condition and presentation determining where inside the band the home lands.
The Numbers at a Glance
Well-priced, well-presented Westchase homes are moving in under two weeks. Overpriced ones aren't moving at all.
The current Westchase 33626 market is bifurcated. Homes priced inside the comp band — and presented to match — are going under contract in 3 to 27 days. Homes priced above the band are sitting at 100+ days on market, dropping price multiple times, and ultimately selling below where a sharper opening price would have landed them. The 2024 listing at this address is a textbook example: launched at $550K, reduced twice, expired at 157 DOM. The 2025 re-launch at a realistic $510K dropped to $485K and closed at $456,375 in 92 days.
The pattern is consistent: List-to-sale ratios on well-priced Westchase homes are running 98–101%. On homes that need price corrections, ratios are dropping to 91–95% — that's a $20K–$50K gap on a $450K home. Condition decides where you land inside the range; pricing decides whether you move at all.
| Condition | $/Sq Ft Range | Days to Contract | LP / SP Ratio |
|---|---|---|---|
| Turn-Key | $295 – $342 | 2 – 6 days | 99 – 101% |
| Well-Maintained | $265 – $295 | 6 – 27 days | 98 – 100% |
| Dated / As-Is | $250 – $275 | 56 – 121 days | 92 – 98% |
Source: 22 closed Westchase 33626 sales, late 2025 – May 2026.
Adjusted Comparable Set
Closed sales are the only inputs used to derive the value range. Each comp below has been adjusted to the subject's specifications — size, bedroom count, bath count, pool, waterfront view, and product type — so the figures are apples-to-apples against 9819 Bridgeton.
$200/sf marginal size · $15K per bedroom · $8K full bath / $4K half bath · $25K private heated pool · $20K lake / water view · $30K SFR-to-villa product adjustment · +0.5%/mo time adjustment on sales older than 90 days. Subject-product-type comps (Stonebridge villas) were not provided in the data set; the subject's own June 2025 arms-length sale is therefore weighted as the anchor.
Adjusted Median: $470,000
The six adjusted figures cluster between $460,000 and $485,000 — a $25K band that defines the buyer-paying window. The home's own 6/2025 arms-length sale (time-adjusted to ~$465K) and CoreLogic's independent AVM ($461K, confidence 93) corroborate the floor. The two most recent 3BR comps (10607 Wild Meadow and 10101 Kingsbridge, both May 2026) adjust to $470K and $480K respectively — defining the realistic launch zone.
Live Market Signals
Pendings show real-time buyer demand — what's getting picked up off the shelf right now. These are directional, not part of the value calculation, but they confirm where buyer money is moving in this exact window.
Your Direct Competition
These are the homes a buyer in your price tier will be touring alongside yours. Their DOM and price-reduction history tell us which homes are being treated by the market and which aren't.
How We Land at the Top of the Band
The data establishes the $460K–$485K band. The walk-through determines where inside that band the home actually launches. These are the six factors that move the needle.
Interior Condition & Finishes
Kitchen and primary bath are the two rooms buyers price hardest. From the 2024 photos, both read as clean and dated. A targeted refresh — paint, hardware, fixtures, possibly counters — adds $10K–$15K to the achievable list. Replacing carpet in the primary with hard flooring transitions the space to feel updated without a renovation budget.
The Pool + Lake Combination
This is your single biggest differentiator. The listing copy from 2024 mentioned it but the photos buried it. We lead with the pool/lake hero shot at twilight, run a dedicated drone sequence, and make sure the first three MLS images sell the rare combination. Done right, this is worth $15K–$20K on price alone.
The Four-Point Story
Roof is shingle/asphalt (original from 1997 by public records — age confirmation needed). HVAC age, water heater age, electrical panel: each gets verified at the walk-through. If any of these are 5+ years old, we either replace or discount up front so insurance underwriting isn't a closing surprise.
Maintenance-Free Pitch
Stonebridge's $347/mo HOA covers exterior maintenance, grounds, pool maintenance, and the private road — that's a feature, not a fee, and it should be marketed as such. Many buyers in their 40s–60s actively pay a premium for that lifestyle. We frame this prominently, not as a line-item on the financials.
Bonus Room Story
The flex room next to the living area is the answer to the 2BR critique. Marketed as a den / office / third bedroom alternative, it widens the buyer pool from "2BR only" buyers to "I work from home / I need a guest room" buyers — adding 30–40% more eyes to the listing.
Pre-Launch Prep Strategy
Pressure-wash exterior, paint the front door, refresh landscaping bed at the entry, tighten the pool screen, deep-clean the carpets, fresh paint in the most-traveled rooms. Budget: $2K–$4K. Expected return: $10K–$20K on list price and 2–3 weeks shaved off DOM.
How I Personally Market Your Home
Why MKR
Data-First Pricing
Every list price I recommend is built from the comp set up, not down from a number. You see the math, the adjustments, and the anchor comps before we agree on a launch position. No surprises, no inflated promises.
Maximum Exposure
MLS syndicates to 900+ partner sites. Beyond that, I run targeted paid social to buyer-segments actually shopping Westchase right now — not generic blast advertising.
Showing Analytics
Real-time showing data and buyer feedback. We see which buyers are circling, which agents are scheduling repeat showings, and whether we're hitting the right profile in week one.
Pre-Listing Prep Network
Trusted painters, stagers, photographers, handymen, and cleaners — all vetted, all priced fairly, all scheduled around your launch date. I handle the coordination so you don't.
Pricing & Negotiation
Multiple-offer playbook, escalation strategy, and an appraiser-grade response if the lender appraisal comes in soft. Your net is protected at every stage of the deal.
Local Expertise
I personally cover Tampa and West Hillsborough — Westchase, Citrus Park, Carrollwood, Town 'n Country. I know the buyers who are looking here, and the buyers' agents who bring them.
The 9-Step Launch Playbook
Lawrence & Laura, here are 10 quick questions — your answers refine the launch.
These are the items I'll want to confirm or learn at the walk-through. None of them change the value band — they change where inside the band we land, and how we sequence the prep work.
Let's Walk the Home Together
A 90-minute walk-through is enough to finalize the launch position inside the $460K–$485K band, identify the prep items with the highest return, and lock in a target list date. No pressure, no obligation — just a real conversation.
Schedule the Walk-Through Email Mailoha