Prepared exclusively for Josh & Cassandra Knudsen
Comparative Market Analysis · August 10, 2026
786 S 2315 W
Rexburg, Idaho 83440 · Summerfield Sub. No. 6
Scroll for your number
Prepared exclusively for Josh & Cassandra Knudsen
Comparative Market Analysis · August 10, 2026
Rexburg, Idaho 83440 · Summerfield Sub. No. 6
A conflict of interest, disclosed up front
Grant lives in this neighborhood. This is the only CMA he has ever run while quietly hoping the number would come back low.
It did not. Everything that follows is straight out of the report, unedited, because that's the job. But if after reading all of it you decide to simply… stay… know that one of your neighbors will take that as a personal win.
— Grant, your neighbor (who is also, unfortunately, a very good Realtor)
Slide to your gut number, then lock it in. We'll show you how close you were.
What your home is worth today
$225 per square foot · weighted from three closed Summerfield sales
Source: RPR Advanced CMA, 8/10/2026 — three closed sales weighted 34% / 33% / 33%. For reference, RPR's automated estimate (RVM®) for this address is $474,000 with a confidence range of $412,400–$535,600.
The 60-second version
Your home is the biggest of the four and the only one with solar. Two comps adjust to $472,200, one to $499,710. The market has slowed since spring, so the number holds — but the price has to be right on the first try.
Each sale shown at its closing price, then adjusted for the ways your home differs from it.
Source: RPR Comp Property Adjustments, MLS 2181605 / 2184943 / 2180910.
Since the last sale
Source: RPR Sales and Financing Activity — listed 5/24/2022 at $459,900, went pending 7/8/2022, closed 7/25/2022 at $449,900. The difference above is a change in value over four years (+7.0%), not net proceeds — it doesn't account for your loan balance or selling costs.
The three sales behind the number
A smaller, older home selling for $432,000 doesn't mean yours is worth $432,000. Below is each sale adjusted to your square footage, age and features — the exact figures from the analysis, nothing rounded or softened. Tap any card to open it.
$249/sq ft adjusted · net adjustment +$40,200 (+9.31%) · gross adjustment 9.31% · MLS 2181605 · Courtesy of Century 21 High Desert–Rexburg
$249/sq ft adjusted · net adjustment +$37,200 (+8.55%) · gross adjustment 8.55% ·
MLS 2184943 · Courtesy of Real Broker LLC.
Worth knowing: this seller also paid $7,500 in concessions, so their net was closer to $427,500.
$312/sq ft adjusted · net adjustment +$67,810 (+15.7%) · gross adjustment $96,810 (22.41%) ·
MLS 2180910 · Courtesy of Real Estate Two70.
This comp needed the heaviest adjustments, which is why it carries the same 33% weight as the
others rather than setting the number on its own.
Source: RPR Closed Comp Property Stats, three properties, 8/10/2026.
Rexburg 83440 · Single family · July 2026
Straight talk: this is a slower market than 2022. Inventory has been climbing since February and homes are taking longer to go under contract. That's not a reason to wait — it's a reason to price precisely.
Read this before the numbers
Everything in this section covers every single-family home in 83440, at every price point — $180,000 student rentals and $900,000 acreage properties included. That makes it useful for direction and useless for pricing your specific house. The only data in this report that is genuinely at your price point is your three closed comps, and we've put those front and center above rather than burying them in a zip-code average.
Source: RPR Market Trends, Rexburg ID 83440, single family residence, July 2026.
Three numbers we deliberately left off the cards
RPR reports a July median sold price of $504,950 and a median asking price of $649,490 for 83440. Neither one belongs in a conversation about your house. The sold figure is a single month off 18 sales, and at that same month's $188 median per square foot it implies a typical sale near 2,685 sq ft — that's July's mix skewing large, not values jumping 6% in thirty days. The asking figure is inflated by listings that simply aren't selling. For context, the same report puts the median estimated value across all of 83440 at $427,180. Three different numbers, three different definitions, none of them your home.
The third is speed. RPR shows a July figure of 33 days, but read the label carefully — it is “Median Days in RPR,” RPR's own internal measure of how long a listing sat in its system before a derived pending date. It is not MLS days on market, it does not follow relists, and it jumped 175% in a single month off 18 sales. Anyone selling in Rexburg this summer would tell you 33 days does not describe reality. Your three comps took 16, 48 and 66 days — average 43 — and that is the number on the card above.
Source: RPR July 2026 sold listings ($504,950 median; $188 median $/sq ft), active listings ($649,490 median asking), median estimated property value for 83440 ($427,180, +1.9% over twelve months), and total July sales (18).
Active listings at month end against the number of homes that actually sold.
Swipe the chart sideways →
Source: RPR Total Sales and Active Listings, Rexburg ID 83440, Aug 2025 – Jul 2026. Listings rose from 64 in January to 108 in July while monthly sales stayed between 9 and 21 — that's the inventory build behind the 7.2-month figure.
Your CMA value against the wider Rexburg market and your three Summerfield comps.
Source: RPR July 2026 sold listings ($188 median $/sq ft) and active listings ($211 median $/sq ft) for 83440; comp closing prices per MLS. Your $225 sits above the area-wide median because that median includes older and smaller housing stock — against the new-construction homes you actually compete with, you're the lowest of the group.
Interactive
Move the slider and see how any list price sits against the three adjusted comps and the wider market. Every marker below is a real figure from the analysis — no projections, no guesses about how fast it sells.
$225 / sq ft
What actually happened to the three
Source: RPR comparable property detail, days in RPR. The fastest sale of the three was also the lowest priced per square foot; the slowest was the highest. Three sales isn't enough to call that a rule, but it's the pattern in your own neighborhood this year.
If you listed today, here's where we'd start
Working range $474,900 – $484,900
It sits on the most-supported ground. Two of your three comps adjust to exactly $472,200 and the weighted value is $481,278. Pricing in between leans on the two comps that needed the lightest adjustments — not the one that needed 22%.
The market rewards getting it right the first time. Inventory is at 7.2 months and your own comps averaged 43 days to contract. Listings that start high in this market get stale, then sell for less than if they'd launched correctly.
It leaves room to negotiate without giving anything up. Your three comps closed at 98–100% of asking. At $479,900 that maps to roughly $470,000–$480,000 — right on top of the analysis.
And to be very clear
This is what the data says. What you do with it is entirely your call.
Our job is to bring you the data. You know things about this house and about your own timeline that no report can see. If you want to test a higher number, we'll build the launch around that number and tell you honestly, every week, how it's tracking — no I-told-you-so. If you'd rather price to move, we'll do that instead. And if you read all of this and decide to stay put, that's a completely legitimate answer too.
This assumes condition consistent with the comps, and that the market holds roughly where July left it.
Where your home has the advantage
Every closed comp in Summerfield this year was smaller than your 2,137 sq ft. The analysis values that difference at $31,200 to $69,810 — and square footage is the first filter buyers apply when they search.
Carried at $5,000 in every adjustment, and honestly that's about right. We're not going to oversell the savings. What it does do is give your listing a feature the other three couldn't claim — worth real money to the right buyer, just not a headline.
No roof conversation, no HVAC conversation, no deferred maintenance discount. For context, the county's 2025 assessment values the improvements alone at $363,638.
Three closings within 0.2 miles this year, all between $431,900 and $435,000 on smaller homes, all at 98–100% of asking. Active buyer demand in a specific neighborhood is the hardest thing to manufacture.
Source: RPR Closed Comp Property Stats — sold-to-list price across the three comps: low 98%, average 99%, high 100%.
Full transparency
Three different methods produce three different numbers for your home. We lead with the comp-based analysis because it's the only one built on actual nearby sales — but you should see all of them.
| Advanced CMA value — $481,278 | Three closed comps adjusted for differences and weighted 34/33/33. The number we'd stand behind in a negotiation, because it's built on what actually sold next door. This is the figure above. |
| RPR RVM® — $474,000 | RPR's automated valuation model. Confidence range $412,400–$535,600, five-star confidence, up $2,130 this month and 0.73% over the year. |
| RPR Refined Value — $430,655 | The RVM with a −$43,345 square-footage correction applied automatically. We don't lead with it because it re-prices the home off a records discrepancy rather than off sales, but you'd see it in the raw report so it belongs here. |
| 2025 county assessment — $418,638 | $55,000 land plus $363,638 improvements. Total tax $2,560. Assessments follow the market on a lag and are not a market value. |
| 83440 median estimated value — $427,180 | The whole zip code's median, up 0.8% last month and 1.9% over twelve months. Useful as market direction, not as a value for your specific home. |
All figures from the RPR Comparative Market Analysis for 786 S 2315 W dated 8/10/2026, drawing on Madison County records and MLS data. APN RPR4SF60090270.
The next step
This is built entirely from public records and MLS data — it can't account for upgrades or finishes that aren't in the record, and it can't tell you what the right move is for your timeline. That part is a conversation, whenever it's convenient.
Or email grant@two70.com · rickr@two70.com
No pressure and no listing pitch. Even if you're a year out, it's worth knowing where you stand.