I value the trust you’ve placed in me with 6077 Dugan Drive, so I want to be completely transparent about where we are and the best path forward.
This is a strong home — 5 bedrooms, 3 baths, 3,667 square feet, built in 2021 in Westwood Landing with Zionsville schools. We listed it on July 4th at $569,000 and reduced it to $559,900 on July 24th. Today we are at 49 days on market with limited showing activity.
I believe we are at a decision point. The market has shifted since we listed, and the longer we wait, the more that shift works against us.
What Has Changed Since We Listed
Mortgage rates have moved higher. When we listed in early July, the average 30-year fixed rate was approximately 6.43%–6.49%. Today that rate is 6.65%.
Even this moderate increase reduces what buyers can comfortably afford. The current list price now feels more expensive to buyers than it did six weeks ago.
Monthly Payment Reality Check – Why $539,900 Is the Smarter Move
Here’s the clearest picture of how today’s higher rates are affecting buyers:
Scenario | Price | Interest Rate | Monthly P&I | Compared to Early July |
|---|---|---|---|---|
Early July (when we listed) | $559,900 | ~6.45% | $2,816 | — Baseline — |
Current List Price | $559,900 | 6.65% | $2,875 | +$59 more per month |
Small Reduction | $549,900 | 6.65% | $2,824 | Still +$8 more per month |
Recommended Price | $539,900 | 6.65% | $2,773 | –$43 less per month |
Key takeaway:
Even if we reduce the price to $549,900, buyers would still be paying slightly more each month than they would have paid for the original $559,900 price in early July.
Only by adjusting to $539,900 do we fully offset the rate increase and actually improve affordability compared to when we first listed. That is the price point that restores (and slightly improves) the monthly payment buyers expected six weeks ago.
This is why a meaningful move to $539,900 is more important right now than a smaller reduction.
Recent Westwood Landing Sold Comparables
Address | Beds/Baths | Sq Ft | Sold Price | Days on Market |
|---|---|---|---|---|
6032 Dugan Dr | 5 / 3.1 | 3,296 | $566,000 | 232 |
7303 Dodson Ln | 4 / 3.1 | 3,674 | $599,000 | 20 |
7317 Dodson Ln | 5 / 3 | 3,886 | $625,000 | 6 |
6088 Farlin Dr | 4 / 3.1 | 3,138 | $509,000 | 30 |
7421 Doyal Dr | 4 / 3.1 | 2,901 | $500,000 | 12 |
The closest comparable on the same street (6032 Dugan) eventually sold for $566,000 — but only after 232 days. Homes that sold quickly in this range were priced more competitively from the beginning.
The Growing Cost of Waiting
At 49 days we are already above the recent median days on market in the subdivision. If we continue at the current price, three things become more likely:
- The listing continues to feel “stale” to buyers and agents
- Buyers gain leverage and start making lower offers with heavier requests
- We may eventually need a larger price reduction if the home sits into the slower fall season
I do not want that to happen to your home.
My Recommendation
I recommend we make a meaningful price adjustment to $539,900. This would:
- Fully offset the rate increase and actually improve monthly affordability compared to early July
- Position the home more competitively against recent successful sales
- Create fresh momentum while the listing is still relatively young
A small “token” reduction will not move the needle. A clear, decisive adjustment to $539,900 will.
My only goal is to protect your best interests and get this home sold on the strongest possible terms the current market will allow. I am ready to discuss the numbers with you in detail and execute the next step as soon as you are comfortable.
Please let me know when you would like to talk.
