This is a two-bedroom, two-bath patio-style home in the quiet Hudson Trace community, one of West Augusta's tucked-away pockets that stays convenient to Washington Road, Riverwatch Parkway, and I-20. At 1,440 square feet, it is actually larger than every comparable home we reviewed — a genuine selling point when we position it against the neighborhood's recent sales.

Public records and automated valuations place the home in the mid-$220,000s. The two strongest market signals — a July sale and a September contract in the immediate area — both support more than that. Details on the next pages.

Why this one matters: this is the same product — a two-bedroom patio home in 30907 — and it closed at $230,000 roughly three months ago. Your home is 27 square feet larger but has one fewer half-bath, so the two properties are nearly a mirror match. If your home shows at least as well as this one did, this sale is the strongest evidence of what a buyer will pay today. Even better: MLS history shows it was priced right from day one — listed March 19 at $230,000, under contract by the next day, and it closed at full list price with zero cuts.

Let me be honest with you about both. 302 Alcock Way is good news, twice over: a three-bedroom in your own community went under contract in about two weeks at $234,900 — and when that first contract fell through on October 3, it was back under contract within four days. Two buyers inside a month at this price is about the strongest demand evidence a neighborhood can hand you.

1217 Kendal Court is the cautionary tale. It launched at $239,900 in February — and the market said no. Four price cuts and 228 days later it sits at $189,900, down 21%, still unsold. Every buyer will see it and some will try to anchor low. But notice what the market actually said: it ignored 1217 even at $199,900 all summer, while paying $230,000 for 1231 Kendal on the very same street in July. That is a condition and presentation story, not a market story — and it is exactly why we price right from day one.

• The sold comp is the same floor plan category and nearly identical size — it sets the floor: $163/sq ft.
• The pending sale is in your own community and moved fast, but it has a third bedroom we can't claim — so it sets the ceiling, not the target.
• The active listing at $126/sq ft is stale and overpriced for its condition — useful as a "what not to do," not as a value signal.
• Your home is the largest of the group at 1,440 sq ft — a real advantage we'll feature in marketing.

• List at $229,900 — priced exactly at the neighborhood's freshest proof point (1231 Kendal sold at $230,000 in July), but for the largest floor plan of the group. Buyers doing their homework will see instant value; the appraisal will lean on that same sale.
• The stretch case is $234,900 — what Hudson Trace has now paid twice in under a month. If the walkthrough shows exceptional condition and the seller wants to test that ceiling, it is the number. At $229,900 we trade that $5K of theoretical ceiling for speed and certainty.
• I'd avoid testing $239,900-plus — that is exactly where 1217 Kendal launched in February. It is four cuts and $50,000 later, still unsold. One more reason $234,900 with a strong launch is the smart ceiling.

Here's what I'm seeing in the market. The 30907 zip is a mild buyer's market (index ~41/100), so buyers have choices and they reward correct pricing — two Alcock Way contracts in under a month proves it. Homes that hit the market right are going under contract in about 18 days; homes that test the ceiling sit for months and end up chasing the market down with price cuts.

Patio-style, low-maintenance homes in quiet pockets like Hudson Trace hold a steady niche here: downsizing buyers, Masters-week visitors looking for rentals, and military buyers relocating on PCS orders who want easy lock-and-leave living. Values in this pocket have climbed roughly 5% over the past year — the Kendal Court sale that went from $208,400 in 2024 to $230,000 this July is that story in one transaction.

• 1. Walkthrough (this week). I verify square footage and condition in person, flag any prep items, and confirm the value range against what the interior shows.
• 2. MLS verification. I pull 1231 Kendal and 1217 Kendal in RPR to confirm the condition story behind that price spread, plus the Alcock contract details.
• 3. Photography and prep. Professional photos, simple staging (light, declutter, warmth), and a measurement of anything public records may have missed.
• 4. Launch at $229,900. Full marketing: MLS, portal syndication, my database of Augusta buyers and PCS relocations, and social launch reels.
• 5. Review at day 14. If we're not pending by then — the market's median — we read the showing feedback and adjust before the listing goes stale.