Comprehensive CMA Report - 9112 Frosty Morning Ave

Subject Property Specification

9112 Frosty Morning Ave

House SqFt 3,866

Lot SqFt (Acres) 16,553 (0.38)

Bed / Bath 4 / 3 (2 Full, 1 Half)

Year Built 2003

Garage 3 Car (800 SqFt)

Pool / Spa Yes (Heated)

Subdivision Lone Mtn Classics

Stories 2 Story

Recommended List Price

$1,225,000

Positioning: "The Value Choice in a Luxury Enclave"

Neighborhood Lift

The data shows immediate neighbors selling for $2.6M - $3.6M (see Cameron Brook & Stange Ave). While these are newer builds, they drastically elevate the land value and prestige of the area. We are leveraging this "halo effect."

Pending Evidence

4663 Creeping Fig Ct (Listing #14) is currently Under Contract at $1,250,000. This proves buyers are active in the $1.2M+ range for this specific era/style of home, validation for aiming higher than the $1.16M sold comp.

Search Boundaries Definition

North: W Lone Mountain Rd
East: N Durango Dr
South: W Alexander Rd
West: The Mountains

1. Active Listings (The Competition)

Note the massive price gap between the "New Luxury" ($1.4M+) and the sub-$1M inventory. We fit right in the middle.

#	Address	House SqFt	Lot SqFt	Yr Blt	List Price	$/SqFt	DOM	Notes
1	4318 Cameron Brook Ct	4,941	18,295	2025	$3,656,340	$740	—	New Luxury Comp
2	4337 Cameron Brook Ct	4,569	18,731	2025	$3,367,634	$737	—	New Luxury Comp
3	4631 Amazing View St	4,110	8,712	2019	$1,699,950	$413	—	Modern Build
4	4420 N Bonita Vista St	4,155	21,344	2018	$1,450,000	$348	—
5	9585 W Lone Mountain Rd	4,030	20,909	2004	$1,399,000	$347	—	Key Competitor
6	4100 Highland Castle Ct	4,946	14,810	2000	$1,095,000	$221	—	Large SqFt/Lower Finish
7	4691 N Tee Pee Ln	4,840	21,780	1993	$999,950	$206	—	Older Vintage
8	4785 N Grand Canyon Dr	3,309	20,038	1994	$988,888	$298	—
9	4024 Mansion Hall Ct	4,743	13,939	2000	$985,000	$207	—	Basement?
10	4529 Eagle Nest Peak St	3,575	8,712	2018	$929,500	$260	—	Smaller
11	4631 Eagle Nest Peak St	3,575	6,970	2018	$815,000	$227	—	Smaller

2. Under Contract (Market Velocity)

Listing #14 is our primary justification for the $1.225M target.

#	Status	Address	House SqFt	Lot SqFt	List Price	$/SqFt	DOM	Notes
12	Pending	8717 Kingship Ct	4,946	20,038	$1,750,000	$353	—
13	Pending	4638 Evan Ridge Ct	3,878	20,909	$1,599,900	$412	—	Strong $/SqFt
14	Pending	4663 Creeping Fig Ct	3,990	21,780	$1,250,000	$313	—	Direct Price Support
15	Pending	4727 El Presidente Dr	3,084	14,810	$865,000	$280	—	Smaller/Older
16	Pending	4326 Micahs Canyon Ct	4,596	18,731	$1,235,000	$268	—	Solid Support
17	Pending	4648 Plum Button St	3,575	6,098	$870,000	$243	—

3. Sold Listings (Historical Proof)

#	Address	House SqFt	Lot SqFt	Yr Blt	Sold Price	Close Date	DOM	Notes
18	4317 Cameron Brook Ct	3,810	20,909	2025	$2,857,499	11/19/25	168	New Build
19	9390 Stange Ave	3,451	89,734	1996	$2,600,000	12/17/25	66	Huge Lot/Custom
20	4070 N Tee Pee Ln	3,929	33,977	2017	$2,325,000	11/26/25	163
21	4024 Desert Trace Ct	4,505	11,326	2019	$2,085,000	12/5/25	166
22	4505 Amazing View St	4,015	8,276	2019	$1,250,000	10/13/25	28
23	8909 Mount Hood Ct	3,866	14,810	2003	$1,160,000	10/14/25	20	Model Match Baseline
24	4736 Barcelona Ridge Ct	4,190	19,602	2004	$1,150,000	11/12/25	8
25	9520 Desert Crest Ct	3,234	20,473	1991	$978,000	9/5/25	11
26	4591 N Chieftain St	3,377	21,780	1990	$950,000	9/29/25	23
27	4514 Blue Mesa Way	3,475	29,185	1998	$924,000	12/10/25	35
28	4612 Plum Button St	3,477	6,098	2019	$855,000	12/29/25	135
29	4555 N Fort Apache Rd	3,341	20,473	1994	$820,000	1/9/26	91
30	4624 Leon De Oro Dr	3,385	13,504	2005	$820,000	12/15/25	73
31	4001 Turquoise Falls St	3,219	10,454	2018	$769,000	1/15/26	92
32	4673 El Presidente Dr	4,513	19,166	2004	$700,000	10/23/25	44	Fixer/Distressed?
33	10421 Snowdon Flat Ct	3,610	6,534	2002	$650,000	11/19/25	4
34	10428 Snowdon Flat Ct	3,348	8,712	2002	$585,000	11/6/25	31
35	4501 Orange Heights St	3,185	6,098	2003	$540,000	8/29/25	28

4. Expired Listings (Cautionary Tales)

These homes failed to sell. Note #38: A model match that failed at $1.14M. Our higher price MUST be justified by superior condition/upgrades.

#	Address	House SqFt	Lot SqFt	List Price	$/SqFt	DOM	Notes
36	4420 N Bonita Vista St	4,155	21,344	$1,440,000	$346	—
37	4798 Luna Ridge Ct	4,120	15,246	$1,295,900	$314	—
38	4200 Scott Peak Ct	3,866	15,682	$1,140,000	$294	—	Model Match Expired
39	4554 Blue Mesa Way	3,694	20,038	$1,099,000	$297	—
40	4554 Blue Mesa Way	3,694	20,038	$950,000	$257	—	Relisted lower?
41	4514 Blue Mesa Way	3,475	29,185	$925,000	$266	—
42	4722 Blue Mesa Way	3,043	19,166	$900,000	$295	—
43	4021 Mountain Trek St	3,402	16,117	$775,000	$227	—
44	4243 Sago Lily St	2,946	3,920	$628,700	$213	—