Recommended list price by unit type
Each recommendation is based on MLS comps in that size band and $ per above-grade ft. Expected net = recommended list minus the typical concession in the comp set (estimate). Woodhaven's location helps offset the extra space and upgrade packages some competitors offer. These prices are the sweet spot that keeps inventory moving.
Recommendations
Blair's Woodhaven 3-bed units: recommended reductions
| Unit | MLS# | Sq ft | Current list | DOM | Recommended | New $/ft | Rationale |
|---|
Positioning: why this pricing works
What the data shows. The highest $ per ft in this market goes to higher-spec products: Meadows on Cy's Road and Trailside Reserve sold at $338–$396 per above-grade ft. Their prices include extra space below grade (unfinished or finished basements) and upgraded model packages. Woodhaven's units are all above grade on slab, so the fair comparison is $ per above-grade ft once basement space is set aside. On that basis, Woodhaven's own sales came in at $291 per ft.
Location is a real asset. Woodhaven is in an established part of Sandy near 300 E and 7800 S, close to major roads, transit and shopping. Woodhaven's MLS listing remarks describe a quiet dead-end street with access to I-15, TRAX light rail and Little Cottonwood Canyon. That location is why Woodhaven sells well above high-volume townhomes nearby, such as Cottages at Union Meadows (sold at a median $261 per ft), and it offsets much of the gap to competitors with more space and bigger packages.
A sweet spot that moves inventory. The recommended $288–$291 per ft for the 3-bed units and $280 per ft for the 4-bed units sit between those two benchmarks. That price band has been selling in 2026, and it gives buyers a clear value against $550K–$650K alternatives. It's a pricing decision to keep homes moving, not a judgment on build quality.
Explore sold comps
Sold comps only. 3-bed = MLS 3-bed set (new construction under 2,000 ft); 4-bed = MLS 4-bed set (widened to zips within about 3 miles). Backup-tier sales are not counted.
Distributions (hover a bar for details; the dashed line is the slider value)
■ 3-bed ■ 4-bed ◆ Blair's Woodhaven units at current list ★ recommended prices
Section 1: 4-bed (target under 2,200 sq ft)
Brandon's units: new construction, about 2,000 sq ft, 4 bed / 2.5 bath, slab on grade, main-level garage, no basement. No strict comp exists. The closest is 5338 S Allendale Dr, Murray: 2,152 sq ft, sold for $565,000.
- $580K–$620K is in line, but too slow: 14382 S Champ Cv (Sterling Heights) has sat 223 days at $599,999. Its sister units sold for $640,000–$652,425 earlier in 2026.
- Most comps include finished basements. Removing them at $125 per ft (an assumption), Sterling Heights and Palais 550 net about $285–$290 per above-grade ft.
- Woodhaven's own 3-bed sales ($291 per ft, 54–132 DOM) cap the site. Concessions of $6,000–$18,663 were common.
- Recommendation (estimate): list at $559,900 with up to $10,000 in concessions, and expect $545,000–$550,000 net. List at $549,900 if the units need to move fast.
Backup = widened, next-best comps (3-bed Cy's Road and Trailside sales), not an MLS status. Only Allendale is strict (under 2,200 sq ft); the other 4-bed records are widened to 2,200 sq ft or more within about 3 miles.
Section 2: 3-bed (new construction under 2,000 sq ft)
Across 79 sold comps: median $264 per above-grade ft, 28 days on market, full list price, and a median $9,500 concession on 54 of them. Woodhaven's two sales went for $535,000 ($291 per ft), about 2.6% under list, after 54 and 132 days.
Backup = widened, next-best comps: Cy's Road and Trailside 3-beds that are over 2,000 sq ft in total but under 2,000 above grade, with unfinished basements.
Competitor: Meadows on Cy's Road (Brad Reynolds)
8800 S 700 E, Sandy. Twin F: 1,685 above grade plus 620 unfinished basement = 2,305 total. Twin E: 1,568 above grade plus 584 unfinished = 2,152 total. The $550K unit is likely Twin E, lot 8 or 9, listed at $552,900 (inferred from video): interior unit, unfurnished, standard fixtures, unfinished basement. The model is furnished and upgraded, with matte black fixtures, a fridge and a finished basement; it shows the upgraded product, not a base price. Both have white shaker cabinets, quartz-look counters and LVP floors.
Sources, dates, and assumptions
- Source: UtahRealEstate (WFRMLS) export of attached 3- and 4-bed homes built 2023–26 in zips 84047, 84070 and 84094. Sold since 10/21/2025; data as of Oct 21, 2026. The 4-bed search was widened to zips within about 3 miles.
- Zip-code searches, not a true radius from 300 E 7800 S.
- Above-grade sq ft = total minus basement. $ per sq ft uses the sold price, or the list price if not sold.
- The $125 per finished basement ft used to compare 4-bed comps is an assumption.
- Blair's listing data was read from Lofty and MLS; nothing was changed. Recommended prices are estimates for Blair and Brandon to decide on.
- The positioning section is a market-positioning summary built on the MLS $ per ft data above.
Woodhaven Estates: Pricing Summary
For Brandon Fry and Justin Booth. Based on UtahRealEstate MLS data as of Oct 21, 2026 (zips 84047, 84070 and 84094; new attached homes built 2023–26). Recommendations are estimates.
| Unit type | Current ask | Recommended list | Expected net | Sold | UC | Active | Backup (widened) |
|---|
Takeaway: Woodhaven's location is a real asset that offsets much of the $ per ft gap to competitors with finished basements and upgraded packages. These list prices sit in the sweet spot that has been selling in 2026, so they're aimed at moving inventory, not at judging the product.
Comp counts are MLS records in each size band. Backup = widened, next-best comps. The 4-bed band has no strict comps (all widened by size and area). Expected net = list minus typical concessions.