2% Realty
Dillon Rochon
624 Parkside Green, Coaldale
Comparative Market AnalysisCoaldale, Alberta

Subject Property Evaluation

624 Parkside Green

Coaldale, Alberta T1M 0B9 • Parkside Community

Prepared Exclusively For
William Pinchin
Parkside HomeownerPrior: $480,000 (Jan 2024)
Style
Bi-Level
Detached Freehold
Above Grade
1353 SF
+ Full Finished Bsmt
Beds / Baths
3 Bed / 3 Bath
Ensuite w/ Soaker
Year Built
2023
Essentially New
2% Realty Recommendation
Recommended Asking Price Range
$530,000 – $545,000
Exact $15,000 Set Asking WindowTarget: $535,000

Calibrated specifically against the 4 recent 2026 Coaldale comparables after applying line-item adjustments for sq ft, bedroom deductions, and 2023 modern construction premiums.

Your 2% Realty Commission Advantage
Save approx. $9,350

Compared to traditional Alberta standard (7% on 1st $100k + 3% balance). You receive full MLS® marketing and dedicated representation for just 2%.

Coaldale Comp Average DOM: 18 Days on Market
Comp Sold-to-List Ratio: 99.2% of asking price
Primary Bi-Level Comps Indicated Range: $510,000 – $560,000

Live CMA Adjustment Engine

Interactive Model

Standard appraisal methodology: Adjustments are applied to the comparable sales (+ if subject is superior, – if subject is inferior) to indicate what 624 Parkside Green would sell for.

$122/SF
$60/SF$122 (Benchmark)$200/SF

Subject is 1,353 SF (larger than all 4 comps: +79 to +150 SF larger above grade).

$12,000/bed
$5,000$12,000 (Market)$20,000

Subject has 3 beds; comps feature 4 to 6 beds (deducting $12k-$35k on comps).

100% weight
50%100% (Full Weight)150%

Accounts for 624 Parkside being 2023 construction vs 1998 & 2015 older builds.

100% weight
0% (Ignore)100% (Market standard)150%

Accounts for subject's shallower 3,360 SF lot vs 0.12–0.16 acre lots.

Reconciliation Summary: When accounting for all adjustments, the central indicated range for 624 Parkside Green sits squarely at $530,000 – $545,000.
Range Width: Exactly $15,000
Comparable Market Evidence

Detailed Appraisal Adjustment Analysis

4 Recent 2026 Coaldale sales adjusted directly to reflect 624 Parkside Green (2023 Bi-Level, 1,353 SF, 3 Bed, 3 Bath, Double Garage).

2016 14 Street
Sold $495,000
17 DOM

2016 14 Street

Bungalow • 2016 (Major Reno)

MLS® Sold:$495,000
Indicated Value:
$497,956+$2,956 Net Adj
Beds
5 Beds
+2 vs Sub
Baths
3 Baths
equal
Sq. Ft.
1255 SF
Sub +98 SF
• GLA:+$12,000
• Bedrooms:$-25,000
• Age & Quality:+$30,000
Sold 07/22/2026
1940 Parkside Way 701
Sold $535,000Immediate Neighborhood (Down-Weighted)
30 DOM

1940 Parkside Way 701

Bungalow (55+ Condo/Townhouse) • 2024

MLS® Sold:$535,000
Indicated Value:
$585,688+$50,688 Net Adj
Beds
4 Beds
+1 vs Sub
Baths
3 Baths
equal
Sq. Ft.
1249 SF
Sub +104 SF
• Property Type:+$40,000
• GLA:+$13,000
• Bedrooms:$-12,000
3D iGuide
453 Westgate Crescent
Sold $575,000Strongest Style Match (Bi-Level)
14 DOM

453 Westgate Crescent

Bi-Level Detached • 2015

MLS® Sold:$575,000
Indicated Value:
$596,638+$21,638 Net Adj
Beds
4 Beds
+1 vs Sub
Baths
2.5 Baths
-0.5 vs Sub
Sq. Ft.
1274 SF
Sub +79 SF
• GLA:+$10,000
• Bedrooms:$-12,000
• Bathrooms:+$8,000
Sold 06/07/2026
1102 24 Avenue
Sold $495,000High Velocity Match (10 DOM)
10 DOM

1102 24 Avenue

Bi-Level Detached • 1998

MLS® Sold:$495,000
Indicated Value:
$515,300+$20,300 Net Adj
Beds
6 Beds
+3 vs Sub
Baths
3 Baths
equal
Sq. Ft.
1203 SF
Sub +150 SF
• GLA:+$18,000
• Bedrooms:$-35,000
• Age & Quality:+$45,000
3D iGuide
Recommended Pricing Strategy

Recommended Set Asking Price Range: $530,000 – $545,000

Based on the four 2026 Coaldale comparable sales, line-item appraisal adjustments, and reconciliation between the bi-level peers (Comp 3 & Comp 4) and 2016 bungalow (Comp 1), we recommend an exact $15,000 wide pricing bracket.

High Velocity7-14 Days
$530,000
Competitive Catalyst Range Floor

Priced at the lower boundary to incite immediate buyer showings in the first 72 hours, aiming for multiple-offer competition in Parkside Green.

  • Under the $550k psychological search ceiling
  • Minimizes days on market & showing disruption
Dillon's Recommended Target
Fair Market Target~18 Days
$535,000
Central Appraisal Indication

Directly reflects 624 Parkside Green's 2023 construction, 1,353 above-ground SF, quartz kitchen, finished basement rec room, and central A/C while deducting for 3 bedrooms.

  • 100% defensible in buyer bank appraisal / financing
  • Aligns with 99.2% average sold-to-list ratio in Coaldale
Range Ceiling20-35 Days
$545,000
Top of $15,000 Recommended Range

Supportable if the home shows flawlessly and marketing emphasizes the new-construction advantages (builder warranty elements, quartz, closet organizers, walk-out access).

  • Leaves room for buyer negotiation buffer
  • Scheduled 14-day market activity review milestone
The 2% Realty Difference

How Much Will You Keep in Your Pocket?

Compare standard Alberta real estate brokerage commission vs. 2% Realty's full-service lower commission model.

$535,000
$400,000$535,000 (Target)$700,000
Traditional Brokerages
$20,050
Commission (7% 1st $100k + 3% bal)
  • •Full MLS® System listing
  • •Yard sign & lockbox
  • •High commission cost to seller
Higher overhead fees charged directly to your home equity.
2% Realty Full Service
2% Realty
$10,700
Flat 2% Commission Total
  • Full MLS® System & Realtor.ca exposure
  • Professional photography & marketing
  • Licensed expert representation (Dillon Rochon)
You don't get less. You just pay less.
Your Retained Equity
+$9,350
Cash kept in William's pocket at closing

That's over $9,350 in net profit you can reinvest in your next property, pay down your mortgage, or keep in savings.

Strategic Marketing Execution

How Dillon Rochon Will Market 624 Parkside Green

Full-service MLS® marketing with 100% REALTOR.ca syndication. You get the highest level of exposure and negotiation discipline while paying only 2% commission.

Week 1

Preparation & High-Impact Launch

  • Sign & execute the official 2% Realty Full-Service Representation Agreement
  • High-definition architectural photography, floor plans & 3D virtual tour
  • Install high-visibility '2% Realty' yard sign on Parkside Green
  • Upload listing to the MLS® System, Pillar 9™ & Realtor.ca (100% exposure)
  • Direct neighborhood flyers distributed across Coaldale & Lethbridge radius
  • Digital syndication across all major Canadian property portals
Weeks 2 - 3

Active Agent & Buyer Lead Generation

  • Deploy targeted digital advertising across Facebook, Instagram & Google
  • Direct outreach to Lethbridge Real Estate Board agents with active buyers
  • Showcase home highlights: 2023 construction, quartz, central A/C, soaker tub
  • Prompt inquiry handling & automated showing coordination via Touchbase/ShowingTime
Weeks 4 - 6

Strategic Open House & Negotiation

  • Host advertised weekend Public Open House with printed property feature sheets
  • Gather direct buyer feedback regarding layout, finishes, and price positioning
  • Continuous competitive inventory review in Coaldale
  • Disciplined contract negotiation to maximize William's net proceeds
Dillon Rochon
2% Realty

Dillon Rochon

Associate • 2 Percent Realty

Proud to call southern Alberta home and passionate about helping homeowners maximize their net proceeds. With a dedicated background in law enforcement (RCMP and Lethbridge Police Service) and high-touch tech advisory, Dillon delivers disciplined representation and full MLS® marketing at 2% Realty's trademark low commission.

Direct: 587-982-2720•Office: 403-360-2842•Coaldale & Lethbridge Region