104 Herron Drive

4 Bedrooms | 3 Full Baths | 3,514 sq. ft. |  | Built 1945

 

This 1940s Westwood home has been thoughtfully renovated and expanded by the current owners, while still retaining its historic charm. In 2019, the owners built an addition which included a new primary suite and bedroom. The primary bathroom includes a zero-entry steam shower/wetroom, a collaboration between an architect and an engineer, to ensure structural integrity. The primary shower and the hall bathroom shower are both steam showers. At the same time as the new addition, the kitchen was renovated, adding quartz countertops, new cabinets, new appliances, a pot filler, beverage refrigerator, skylights, bookshelves, and the creation of a walk-in pantry. The addition also created space for a one car garage with storage. The roof of the main house was replaced in 2023 and the roof of the new addition is from 2019. There is a separate, climate-controlled office/studio space. One owner, in particular, is very proud of the home's "mega laundry room" and laundry chute. The have added spray foam insulation in the attic and a B-Dry System in the basement.

Other recent upgrades include:

  • HVAC units and additional mini split systems
  • water heaters
  • front door and railing

Comparable Listings

The following homes were selected as the most comparable sales to 104 Herron Drive based on their proximity (within 1.5 miles), similar square footage, number of bedrooms and bathrooms, and similar levels of renovation.

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5704 Pinellas Drive

Sold Price: $800,000
Sold Date: April 27, 2023
Original List Price: $760,000 (105%)
List Price: $760,000 (105%)
Days on Market: 3
Bedrooms: 5
Square Feet: 3,835
Price/SF: $209
Year built: 1960
Distance:  0.3 miles

Similarities: Location, size
Pros: Trendier interior decor, larger lot, 2 car garage
Cons: Location within neighborhood (proximity to I-40)

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1074 Scenic Drive

Sold Price: $800,000
Sold Date: February 17, 2023
Original List Price: $789,500 (101%)
List Price: $789,500 (101%)
Days on Market: 0
Bedrooms: 4
Square Feet: 2,523
Price/SF: $317
Year built: 1955
Distance:  1.34 miles

Similarities: Renovated, age, number of bedrooms
Pros: Walk-out basement opening up to pool area, 2 car garage
Cons: Less square footage, 1 bedroom and full bathroom in basement, sloped lot

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4006 Whitlow Avenue

Sold Price: $920,000
Sold Date: July 18, 2022
Original List Price: $874,000 (105%)
List Price: $874,000 (105%)
Days on Market: 2
Bedrooms: 4
Square Feet: 2,718
Price/SF: $338
Year built: 1944
Distance:  1.53 miles

Similarities: Similar size above grade, age, number of bedrooms
Pros: Sequoyah Hills location
Cons: No basement, less total square footage

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1024 Bluff View Road

Sold Price: $875,000
Sold Date: July 18, 2022
Original List Price: $850,000 (103%)
List Price: $850,000 (103%)
Days on Market: 1
Bedrooms: 4
Square Feet: 2,407
Price/SF: $364
Year built: 1949
Distance:  1.54 miles

Similarities: Age, basement, number of bedrooms
Pros: Large deck, Sequoyah Hills location
Cons: Less square footage spread out over 3 levels, smaller kitchen, quality of upgrades

Conclusion

The average price per square foot of the above comparable sales is $307. Using this figure for the main level's approximately 2800 square feet gives a value of $859,600. The 700 square feet in the basement can be multipled by half of the average price per square foot ($153.50), which equals $107,450. Adding the two levels gives a total of $967,500. The outside office also adds value to the home, though this is not included in the square footage. 

There are 6 additional sales in Westwood and Forest Heights (these are basically sister neighborhoods based on their age, style, and proximity to each other) which have sold within the last year and that have also been renovated. I did not include these above, as they are smaller and have fewer bedrooms. Over the years I have sold 4 of these 6 listings, so I know them very well.  The average sold price per square foot for those listings is $336.

  • 110 Herron Drive, 1,903 SF, $610,000, $321/SF
  • 5547 Woodburn Drive, 1,596 SF, $495,000, $310/SF
  • 5501 Sunrise Drive, 1,500 SF $519,000, $346/SF
  • 112 Greenbrier Drive, 1,925 SF,  $599,900, $312/SF
  • 114 Westwood Road, 1,834 SF, $680,000, $371/SF
  • 706 Forest Heights Road, 2,016 SF $715,000, $355/SF