JOHN MIZE REAL ESTATE
Decision quality in real estate

2234 214th Place SW

Brier, Washington 98036

There are three ways to bring your home to market, ranging from doing nothing beyond a good cleaning (As-Is, as you initially suggested) to a full remodel (Remodel - I am not recommending this, merely including it for context). Each price below is supported by recent sales in Brierwood and the greater Brier market.

View all comparable sales referenced in this report →

My recommendation: minor repairs (as you discussed) and a new roof.

The Three Paths

As-Is
A basic professional cleaning, nothing more. The home sells in its current condition, including the existing roof.
Sales Price$750,000–$780,000
Investment$0
Net to Seller$675,000–$702,000
Est. Time to Receive Offer20–45 days
Comp Support
3601 219th St SW, Brier (Castle Crest) · $900,000
Sold as-is with nothing done beyond a professional carpet cleaning, in 5 days, at 95% of list. Larger home and lot (1,953 sq ft, .39 acres), and the listing marketed the lot's development potential (room for a DADU or shop), which likely added its own appeal beyond the house itself. Adjusted for size, this comp lands near $780,000, supporting this range directly.

The roof in its current condition is a real concern for insurability and, by extension, financing. Many insurers will not bind a policy on a roof in this shape, and a lender won't close without proof of insurance. That narrows the buyer pool mainly to cash and investor buyers, which is the main reason this path's estimated time to receive an offer runs longer than the other two.

As-Is with New Roof and Minor Repairs
A basic professional cleaning, a new asphalt composition shingle roof in place of the current cedar shake, and the already-planned minor repairs (cabinet doors, deck boards). The primary benefit is attracting more financed buyers and reducing friction in lender underwriting.
Sales Price$790,000–$820,000
Investment$30,000
Net to Seller$681,000–$708,000
Est. Time to Receive Offer10–25 days
Comp Support
21803 Oak Wy, Brier (Brierwood) · $895,000
In the same neighborhood, this is the closest example of your home's current condition. Notably, roof and crawlspace issues were addressed before listing, but the interior was left dated. Used here for time-to-sell only (sold in 14 days) not price, since it is larger and a different layout (tri-level vs. this home's rambler).

A direct same-neighborhood price comp at this exact condition is limited to this one example. The price range above is built from the broader Brier market and discounted from the Remodel comps below for the work not yet done.

Remodel
Anywhere from new counters, appliances, flooring, and bathroom updates to a complete kitchen and bath remodel with new lighting and landscaping. Included for reference. Given how close the net proceeds land to the roof-only path, and the time and disruption involved, this is not the recommended path.
Sales Price$845,000–$895,000
Investment$70,000–$100,000
Net to Seller$678,500–$717,500
Est. Time to Receive Offer0–25 days
Comp Support
2460 215th Pl SW, Brier (Brierwood) · $950,000
Same plat as this home. Updated kitchen with granite counters, well maintained throughout, sold in 9 days. Larger than this home (1,826 sq ft) and kept its original cedar shake roof rather than replacing it. Adjusted for size, this comp lands near $868,000.

Net to Seller assumes deduction of 10% of the sales price for commission, excise tax, title, and escrow combined, in addition to deducting the Investment column. This is a planning assumption. Actual cost of sale typically runs closer to 8–9% and will be confirmed by Escrow directly.

Brierwood, For Context

These recent Brierwood sales are shown for neighborhood context, not as direct comps. Both are larger two-story homes, a different footprint and floor plan than this rambler, so they are not used to build the ranges above. They do confirm that Brierwood itself is trading fast and well.

2273 214th Pl SW, Brierwood · $1,055,000
On this home's own street. Sold in 6 days.
2000 212th Pl SW, Brierwood · $960,000
Sold in 25 days, after two price reductions, the one softer sale among recent Brierwood activity.

A Note on Online Estimates

Zillow, Redfin, and Homes.com all publish an automated estimate for this address, and all three currently run above every range shown here, including Remodel.

Zillow Zestimate$917,100
Redfin Estimate$918,314 (range $873,000–$1.06M)
Homes.com Estimate$928,128–$1,016,000

These figures are generated from public records and recent area sales. They have no way to see this home's actual roof, kitchen, and bathrooms today. Redfin has separately disclosed, on its own page for this home, that its comparable range runs from $688,000 to $2,000,000, wide enough to include everything from small dated ramblers to fully rebuilt two-story homes nearby, which points to how loosely controlled that comparison set is. All three sit well clear of even the Remodel figure above, underscoring that these are pricing the neighborhood in general, not this home's actual condition today.