Koop Homes Group RE/MAX Kelowna
Listing Price Estimate · April 2026

203 — 4350
Ponderosa Drive
Peachland, BC

Recommended List Price $650,000 Range: $630,000 – $689,000

A two-bedroom townhome in Eagle's View with one configuration the rest of the complex doesn't have — two garages, including a heated detached. The pricing strategy is built around that fact.

Subject Eagle's View · Unit 203
Floor Area 1,218 sq ft
Built 2006
The Market Right Now

Peachland at a glance

Three signals from the most recent sales activity inside Eagle's View and the broader Peachland market.

Avg Sale Price · Last 3 Sold (Eagle's View)
$566,667
All single-garage units. Range: $535K – $605K.
Avg Days on Market · Last 3 Sold
31 days
Well-priced units in this complex move quickly.
Peachland Townhouse Benchmark · March 2026
$712,100
MLS® HPI for Peachland townhouses overall.

Sources: Association of Interior REALTORS® MLS® HPI · Sold transaction data within 4350 Ponderosa Drive (May – October 2025).

Subject Property

What you're actually selling

The features that separate Unit 203 from every other recent transaction in Eagle's View.

Bedrooms
2
Bathrooms
2
Finished Area
1,218 sf
Year Built
2006
Floor
2nd Floor
Parking
2 Garages
Strata Fee
$318/mo
View
Lake
The Differentiator

Two garages, one heated

Unit 203 has both an attached garage and a separate detached garage — the detached one is heated. None of the recent sold comps in Eagle's View have this configuration. Combined with the second-floor position and unobstructed lake view, the unit occupies a tier of its own inside this complex. The pricing strategy below reflects that scarcity.

BC Assessment signal

$619,000 $663,000 ▼ 7% YoY

The 2026 assessed value (as of July 1, 2025) reflects a measurable softening across Peachland strata properties — a -7% adjustment from 2025. This is consistent with the recent sale activity inside Eagle's View itself.

"The 2026 assessment of $619,000 sits inside our recommended range — a useful anchor for buyers who use assessment as a sanity check on list price."

The recommended list price of $650,000 is positioned above assessed value, reflecting the two-garage configuration that the assessor doesn't explicitly weight.

Comparable Analysis

How we arrived at this number

Three recent sales and two current listings inside the same building. Each one tells you something about where Unit 203 should sit.

Methodology
Comps drawn exclusively from 4350 Ponderosa Drive (Eagle's View) — same building, same age, same view corridor, same strata fees. The only meaningful variables across these units are floor level, parking configuration, and condition. $/sqft is calculated on total finished area above grade.
Suggested List Price 2 GARAGES · 2ND FLOOR
Unit 203 (Subject)
$650,000
SqFt
1,218
$/SqFt
$534
Beds/Baths
2 / 2
Year Built · 2006 BC Assessment · $619,000
The only unit in this analysis with a separate heated detached garage in addition to the attached garage. Second-floor position adds view premium.
Sold RECENT FLOOR · TURN-KEY
Unit 145
$605,000 $649,000
SqFt
1,238
$/SqFt
$489
DOM
45
Sold · May 2025 Parking · 1 Garage
Grade-level entry, sold fully furnished and turn-key (used only two weeks per year). Premium fixtures. Sold at $44K below original list after 45 days. Single garage only.
Sold FAST SALE · UPDATED
Unit 114
$560,000 $599,900
SqFt
1,212
$/SqFt
$462
DOM
22
Sold · July 2025 Parking · 1 Garage
Grade-level rancher style. New stove, new dishwasher. Strong activity — 22 days. Came in at $40K under list. Single garage only.
Sold MOST RECENT FLOOR
Unit 236
$535,000 $580,000
SqFt
1,227
$/SqFt
$436
DOM
26
Sold · Oct 2025 Parking · 1 Garage
Most recent sale in the building. Grade-level, panoramic view, well-finished. Establishes the current floor for single-garage units at $535K.
Active FRESH LISTING · 6 DOM
Unit 237
$679,000
SqFt
1,223
$/SqFt
$555
DOM
6
Listed · Apr 2026 Parking · 1 Garage + Outdoor
Currently asking $679K. Updated finishes, quartz counters, in-floor heat. One garage plus an outdoor stall — not two garages. Sets the active price ceiling for single-garage units.
Active 94 DAYS · NO REDUCTION
Unit 222
$689,000
SqFt
1,245
$/SqFt
$554
DOM
94
Listed · Jan 2026 Parking · 1 Garage
On market 94 days with no price adjustment. Bosch appliances, hardwood, panoramic views. Demonstrates what happens when single-garage units are priced above the market clearing range.
Swipe to view all 6 →

How days on market affects sale price

Unit DOM Original List Sale Price Sale / Original Discount
Unit 145 45 $649,000 $605,000 93.2% −$44,000
Unit 114 22 $599,900 $560,000 93.4% −$39,900
Unit 236 26 $580,000 $535,000 92.2% −$45,000

The pattern is consistent — units in this building sell quickly (under 50 DOM) but consistently at 92–93% of original list. Translation: list price needs to be inside 7–8% of the actual market value to capture buyers in the first thirty days.

$/SqFt calculations based on total finished area above grade. DOM and sale-to-list ratios calculated against original list price (not adjusted list price), which is the more accurate measure of pricing efficiency.

A Cautionary Tale · Same Building

What overpricing actually costs

Unit 236 — same building, same floor plan as the comps above — ran a real-world experiment in starting too high. The data below is its complete pricing history, pulled directly from MLS®. It's the most relevant single case study in this analysis.

$745K
Original List
August 2024
$535K
Final Sale
October 2025
14
Price Reductions
Across 3 Listings
432
Days From First
List to Sale
Unit 236 — Listed Price Over Time
August 2024 → October 2025 · MLS® audit trail
LIST PRICE $750K $700K $650K $600K $550K $500K LISTING 1 LISTING 2 · RELISTED AFTER CANCELLATION LISTING 3 $745K · START $730K $715K ↓ CANCELLED $699,900 $685K $674,900 $659K $649K $629,999 $618,900 $598,900 $580K ↓ EXPIRED $559,900 SOLD $535K Aug 2024 Jan 2025 May 2025 Aug 2025 Oct 2025 ▼ $210,000 BELOW ORIGINAL LIST · SOLD AT 71.8% OF STARTING PRICE · 432 DAYS
Swipe to follow the price drop
What Happened

Lost the first wave

By launching at $745,000, Unit 236 priced past the buyers who were actively shopping in August 2024. By the time the price came down into a defensible range, those buyers had already moved on — and the listing had to compete for a smaller, more skeptical audience that had watched it sit.

The Lesson

Chasing the market down

Once a listing falls behind the market, every reduction has to outrun a market that's still moving. Fourteen reductions across three listing cycles, and the final sale price still landed below where the comps had drifted by then. The cost of starting too high in this building is measured in six figures.

Pricing Strategy

Three positions, one decision

Each tier corresponds to a different intent. The recommended price is the one supported most directly by the comps and the unit's two-garage configuration.

Conservative
$630,000
Recommended
Strategic
$650,000
Aggressive
$689,000
Tier One

The fast sale

$630,000

Positions above the most recent single-garage sales while still rewarding the second garage. Likely to attract multiple offers in the first 14–21 days. Use this if your priority is speed and certainty over maximum price.

Tier Two

The strategic list

$650,000

The recommended position. Sits well above the highest recent single-garage sale and undercuts the active single-garage listings while capturing the two-garage premium and the second-floor view.

Tier Three

The ceiling test

$689,000

Tests the upper edge of what the two-garage configuration could justify, matching the highest active listing in the building. Trade-off: longer time on market and a higher likelihood of reduction inside the first 30–45 days if showing activity is light.

Why Pricing Right Matters

The first two weeks decide it

Buyer attention on a new listing is front-loaded. Get the price right at launch and you capture the full wave. Miss it, and the second wave is much smaller — and far more skeptical.

Buyer Eyeballs on Your Listing Over Time
% of buyer views relative to launch week
% OF BUYER VIEWS 100% 75% 50% 25% 0% 90% of buyers 75% 55% 35% 20% Week 1–2 Week 3–4 Month 2 Month 3 Month 4+

We've already done the research

The recommended list price isn't a guess. It's anchored to four data points — three sold comps in the same building, two active listings as a ceiling check, and the BC Assessment as a third-party benchmark. The goal: capture the full wave of initial buyer attention at launch.

A correctly priced listing ensures no money is left on the table from day one — and just as importantly, it doesn't burn through the most valuable buyer attention window before the strategy can react.

The moment we hit the market, we shift to a different set of indicators to track pricing. Real-time market response — not pre-launch assumptions — drives every adjustment from there.

Online Impressions
Showing Requests
Listing Page Traffic
Buyer Inquiries
Comparable Activity
DOM Velocity

This real-time feedback loop means we're never guessing. If the market tells us to adjust, we adjust quickly — before the window of peak buyer attention closes.

Braden Koop
Next Steps

Let's talk through it

The data tells one story. The conversation about how it lands with you — what you want, what timing matters, what risk you're comfortable with — is the other half. I'd like to walk through the recommendation in person.

Braden Koop, PREC*

Koop Homes Group · RE/MAX Kelowna
RE/MAX Canada Top 30 Under 30 — Ranked #17 Nationally
#4 Individual Agent at RE/MAX Kelowna

*Personal Real Estate Corporation

Call · 250.801.8725 Email Braden
CMA Disclaimer

This Listing Price Estimate has been prepared for discussion purposes only and is not a formal appraisal. The recommended price range reflects an analysis of comparable sales within Eagle's View (4350 Ponderosa Drive, Peachland, BC) as of April 2026, BC Assessment data, and current active listings in the same building.

All MLS® data is sourced from the Association of Interior REALTORS® and is believed to be accurate but is not guaranteed. Market conditions change continuously — the information here represents conditions at the time of preparation and may be revised based on new market activity, formal interior inspection, or seller priorities.

Prepared by Braden Koop, Personal Real Estate Corporation · Koop Homes Group · RE/MAX Kelowna · April 2026.

Call Braden · 250.801.8725