1541 Northwood
Welcome to your weekly listing status report. Inside you'll find current market conditions, comparable property activity, showing feedback, and the key factors influencing your listing.
1541 Northwood, Unit 273D
Executive Summary
What Changed This Week
Here's how this week compares to last week's report (April 16, 2026).
Supply & Demand Analysis
- • 7 active 2BR/1BA competitors (Leisure World Mutual co-ops)
- • Active price range: $339,888 – $485,000
- • Subject ranks #4 of 7 by price
- • One new listing this week: El Dorado #37K at $375K (DOM 1)
- • One reduction this week: Merion Way $350K → $339,888
- • 4 units in escrow (Pending or Active Under Contract)
- • All 4 in-escrow prices range $325K – $359K
- • Subject's past 7-day showings: 0
- • One future showing scheduled for 4/26 (Redfin)
- • 13 closed sales in recent weeks, median list-to-close ratio ~97%
Leisure World Competitive Set
| Address | List Price | Sqft | DOM | Status |
|---|---|---|---|---|
| 1880 St. John Rd., Mut 15 #33B | $485,000 | 1,050 | 44 | Active |
| 13421 Danbury #135H | $409,000 | 1,000 | 21 | Reduced from $419K |
| 13210 Seaview Ln., M10-250D | $405,000 | 950 | 8 | Active |
| 1541 Northwood #273D — YOUR LISTING | $399,000 | 1,050 | 70 | Active |
| 13600 El Dorado Dr. #37K | $375,000 | 1,100 | 1 | New this week |
| 1301 Skokie Rd., M-3 #27H | $359,000 | 950 | 76 | Active |
| 1642 Merion Way, M2-40I | $339,888 | 950 | 42 | Reduced from $350K |
Two of the seven active listings reduced their prices to find their market. El Dorado #37K is the most significant new arrival — a larger unit priced materially below subject with fresh market exposure.
| Address | List Price | Sqft | DOM | Status |
|---|---|---|---|---|
| 13902 Thunderbird #8J | $359,000 | 1,000 | 681 | AUC (originally $449K) |
| 13231 Seaview Ln., M10-251J | $349,000 | 950 | 4 | Pending |
| 13061 Del Monte Dr., 277C M-11 | $330,000 | 950 | 164 | Pending (originally $370K) |
| 1641 Monterey Rd. #18K | $325,000 | 1,042 | 7 | AUC |
All four units currently in escrow entered contract between $325K and $359K — a clear indication of where buyer commitment is concentrated right now. Two of these required meaningful price reductions to get there.
| Address | List | Sold | Sqft | DOM |
|---|---|---|---|---|
| 13361 Fairfield Ln. #180L (Mutual 8) | $400,000 | $400,000 | 1,000 | 0 |
| 13361 El Dorado Dr., M8-201A | $409,000 (orig. $429K) | $399,000 | 1,100 | 79 |
| 1240 Scioto Rd. #228F | $399,000 | $389,000 | 950 | 51 |
| 1640 Glenview Rd., M12-76D | $375,000 | $386,500 | 950 | 2 |
| 13381 El Dorado Dr., M8-202G | $396,000 | $380,000 | 950 | 68 |
Recent closings near subject's price point tell a nuanced story: Fairfield #180L closed at full list in zero days (another Mutual 8 unit with similar footprint), and Glenview closed over list after just two days. The others required 51–79 days and closed 2.5–6.2% below list price. Correctly-priced units transact fast; units that sit longer than 30 days typically close with a discount.
Showing Activity Detail
| Date | Time | Agent | Brokerage | Status | Feedback |
|---|---|---|---|---|---|
| 4/26 | 12:00 PM | Valerie Pfau | Redfin | Future Showing | — |
| 3/21 | 2:00 PM | Nancy Domino | Pacific Sterling | Completed | Not received |
| 3/21 | 11:00 AM | Karen Bunnell | Compass | Completed | Not received |
| 3/18 | 3:00 PM | Nicholas Monteer | Gasper-Monteer | Completed | Not received |
| 3/18 | 2:30 PM | Soya Yoon | New Star Realty | Completed | Not received |
| 2/26 | 3:00 PM | Julie Noggle | Coldwell Banker | Completed | Positive — liked layout, price “perfect,” considering an offer |
Snapshot totals (Feb 10 – Apr 26): 14 total appointments, 3 agent inquiries, 1 upcoming showing. The Julie Noggle buyer from late February gave the strongest feedback to date but has not yet written an offer. Follow-up outreach to recent showing agents may be worthwhile.
Strategic Recommendations
Valerie Pfau's Sunday appointment is the first scheduled showing in nearly five weeks. Ensure the unit presents at its best, leave printed feature sheets highlighting any upgrades unique to this Mutual and floorplan, and follow up the same evening requesting feedback. If the buyer engages, this is the single most important lead on the listing right now.
El Dorado #37K at $375K / 1,100 sqft / DOM 1 is the meaningful new competitive event this week. If there is a clear reason subject commands a premium — Mutual, floor, view, interior condition, parking, recent updates — those points should lead the listing narrative and be reinforced in marketing. If the differentiators are modest, consider how the $24K delta is likely to read to buyers cross-shopping both units.
Every unit currently in escrow in this segment is priced between $325K and $359K. That is where buyer commitment lives at the moment. Subject does not need to compete there — but pricing strategy should account for the fact that buyers above that band are shopping more cautiously and taking longer to commit.
Subject is at 70 DOM. The closed-comp pattern in this segment shows that units listed appropriately move in under 30 days (Fairfield, Glenview), while units that cross 45+ days typically close 3–6% below list. If there is no meaningful buyer movement in the next 2–3 weeks, a proactive price refresh to something in the $385K–$389K range would re-expose the listing across search filters and put it ahead of the El Dorado comparison rather than behind it.
Market Verdict
The Leisure World 2BR segment is transacting — but it's transacting below $360K. Subject's list at $399K places it in a quieter tier of the market where buyers are taking longer to commit, and this week's fresh El Dorado listing at $375K for a larger unit sharpens that pressure. On the positive side, the first new showing in weeks is on the calendar for Sunday. The path forward is to maximize the value of Sunday's showing, reinforce what makes this unit worth its premium, and define a pricing decision point if momentum doesn't return by mid-May.