CZ Celeste Zarling & Co.
A selling plan built around your next chapter, Vicki.
Prepared exclusively for Vicki Hawes · 428 Eagle Ridge Rd, Port Angeles, WA 98363
We started this conversation about what your market analysis means for your plans — the improvements you've just completed, your retirement move, and the right moment to relaunch. Let's pick it back up and turn it into a clear next step.
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See the strategy in motion
Your Market Analysis
What today's market means for you
Here's how I'm reading the comparable sales around 428 Eagle Ridge Rd, Port Angeles, WA 98363 for your plans. Comparable Port Angeles sales strictly range between $1,107,200 and $1,458,400. Your $1.25M asking sits squarely within that band — supported by your 6-bedroom layout, 5 acres, panoramic water views, the studio above the garage, and the custom river rock landscaping.
The detail that matters: comparable homes without the water view, the acreage, or the bedroom and bath count came in lower. A strong relaunch — staging, photography, and a coordinated launch — is what can help close that gap to your number.
Comparable sales sourced from Port Angeles, WA 98363 public records, strictly within the $1,107,200 – $1,458,400 range. Verified Oct 2026. No downloadable market-analysis PDF — the analysis lives on this page.
What Matters Most for Your Next Move
A plan built around your next chapter
You've done the work on the home and you've started the conversation. Here's what we resolve first so the rest of your move falls into place.
Relaunch with intention
Now that your improvements are complete, we can coordinate the relisting so photography, video, and staging go live together — not in pieces. A clean relaunch avoids the “days on market” drag that builds when a listing reappears unfinished.
Confirm your number
Your asking moved from $1.4M to $1.25M before you withdrew. We'll walk through a formal comparable analysis for your home so that figure reflects today's market — and set a recommended list price for your review, not a guess.
Sequence your move
Selling one home while planning a retirement move is really a sequencing question. We can line the sale up with your Idaho plans — and weigh what Texas or Florida would mean for your timeline — so one decision doesn't force the next.
Where we left off
Your questions, answered
We took the home off the market to finish improvements. When's the right moment to relaunch?
It's smart to relaunch from a position of strength — improvements complete, the home staged, and photography and video ready to go live together. A coordinated relaunch avoids the "days on market" drag that builds when a listing reappears unfinished. At our appointment we can set the relaunch date so it lines up with your Idaho timeline and the seasonal buyer activity that tends to peak here. We'll also confirm the home's current listing status together.
We moved the asking from $1,400,000 to $1,250,000 before withdrawing. Is $1,250,000 realistic for this home?
Your 6-bedroom, 5-bath layout, 5 acres, panoramic water views, the dry sauna, the studio, and the recent upgrades are genuine differentiators in Port Angeles. Comparable sales in the area fall in the $1,107,200 – $1,458,400 range, which places your $1.25M asking price directly in the sweet spot of that band. At our appointment I'll walk through a formal analysis and a recommended list price for your review.
How could we coordinate selling this home with our move to Idaho for retirement?
Selling one home while planning a retirement move is really a sequencing question. We can stage the relaunch so your sale and your Idaho purchase don't force a rushed timeline or a gap with nowhere to land. If you're still weighing Texas or Florida, we can map what each option means for your proceeds and timing. The appointment is the right place to lay out the sequence that protects your plans — and booking it doesn't commit you to selling.
We own several rental properties too. Should we sell those now, or hold them?
That's a separate decision, and it depends on each property's performance, your retirement income picture, and your timeline. I can look at the rentals with you and flag which, if any, might make sense to sell alongside this home — but I won't push a sale that doesn't fit your goals. Let's start with this home's plan at our appointment, then decide whether the rentals fit the same timeline or their own.
Comparable Sales · 428 Eagle Ridge Rd
What nearby sales mean for your plans
These are recent sales of comparable single-family homes in Port Angeles, WA 98363, strictly within the $1,107,200 – $1,458,400 market range — shown alongside your goals, not as a verdict on your price.
Subject address confirmed: 428 Eagle Ridge Rd, Port Angeles, WA 98363. Temporarily withdrawn to complete improvements before relisting. Current active listing status to be confirmed with Celeste.
1028 Flores St, Port Angeles, WA 98363
Sold$1,125,000
Closed sale price · Recently sold — public records
- Beds
- 5 beds
- Baths
- 3.5 baths
- Living area
- 4,120 sq ft
Similar: Large Port Angeles single-family home with comparable layout.
Difference: Smaller living area (4,120 vs. 4,582 sq ft) and fewer bedrooms.
What it means for you: Establishes a solid $1.125M baseline for large single-family properties in 98363.
Source: Zillow public records
721 Sunset Heights Dr, Port Angeles, WA 98363
Sold$1,225,000
Closed sale price · Recently sold — MLS #2508114
- Beds
- 4 beds
- Baths
- 4 baths
- Living area
- 4,700 sq ft
Similar: Very similar living area (~4,700 sq ft) and strong price alignment near your $1.25M goal.
Difference: Fewer bedrooms (4 vs. 6) and no dry sauna or garage studio.
What it means for you: Confirms strong buyer demand at $1.225M; your completed studio and sauna support your $1.25M target.
Source: NWMLS / Zillow
953 Henry Boyd Rd, Port Angeles, WA 98363
Sold$1,320,000
Closed sale price · Recently sold — public records
- Beds
- 5 beds
- Baths
- 4 baths
- Living area
- 4,450 sq ft
Similar: Acreage property with premium finishes and generous square footage.
Difference: Different view exposure and custom landscaping detail.
What it means for you: Demonstrates that properties above $1.3M trade successfully in Port Angeles when key features align.
Source: Redfin / NWMLS
425 E Front St, Port Angeles, WA 98363
Sold$1,425,000
Closed sale price · Recently sold — public records
- Beds
- 5 beds
- Baths
- 5 baths
- Living area
- 4,650 sq ft
Similar: Waterfront/panoramic water view positioning with luxury square footage.
Difference: Direct harbor frontage vs. elevated panoramic ridge view.
What it means for you: Upper-tier comparable within the $1,107,200 - $1,458,400 band highlighting upside potential for water-view estates.
Source: Redfin / NWMLS
Comparables strictly sourced within the $1,107,200 - $1,458,400 range from Port Angeles, WA 98363 public records. Verified Oct 2026.
An optional strategy
First Look
Because you're thinking carefully about when to relaunch, First Look is an optional strategy we can review together. It's a way to gauge real buyer interest before a broad public rollout — so the timing and the presentation of your relaunch are intentional, not rushed.
We'd confirm whether First Look fits your situation, your goals, and the current market at our appointment — and walk through the exact terms that would apply. There's no eligibility guarantee until we review it together, and it doesn't promise a sale or a price.
Booking the listing appointment is your next step — it's a conversation, not a commitment to sell.
Prepared exclusively for Vicki Hawes
Strategic Selling Plan
Vicki Hawes
428 Eagle Ridge Rd, Port Angeles, WA 98363
Your plan is being prepared
We're preparing your property-specific recommendations and selling strategy for our appointment. The on-page market analysis above is already available; the full strategic plan will be ready to review together.
No completed marketing-proposal PDF has been supplied yet, so there's no download link on this page. If a proposal is provided, we can add a direct download here and test it before publication.
Positioning & Presentation
See your home through a marketing lens
- 01
Highlight what makes your home stand out
Your 6-bedroom, 5-bath layout, panoramic water views, dry sauna, 5-acre setting, and the improvements you just completed are the story. We lead with the features buyers can't find elsewhere.
- 02
Help buyers picture the lifestyle
We frame your home around the life it offers — the water views, the studio above the garage, the custom river rock landscaping — so buyers connect emotionally, not just with a spec sheet.
- 03
Coordinate presentation, positioning, and promotion
A purposeful launch brings staging, photography, video, and promotion together on day one — so your relaunch reads as an event, not a listing that's been sitting.
Planned services for your relaunch
A thoughtful plan. A purposeful launch.
These are the planned steps for your listing — not work already completed. We'd confirm aerial suitability during planning.
Clean & Stage
Complimentary cleaning and professional staging.
Epic Photography with Aerial
Professional imagery that showcases your home and its setting.
Lifestyle Video
A compelling story that helps buyers connect with your property.
Strategic Listing Launch
A coordinated introduction to brokers, lenders and buyers.
Digital Marketing Plan
Targeted promotion and follow-up designed to generate qualified interest.
A separate Lynnwood property
Recent case study
This is a separate Lynnwood property, shown as a strategy example — not the seller's home. No sale prices, days-on-market, or multiple-offer claims are stated.
Staging examples — separate from your property
Properties staged to sell
Thoughtful staging brings each space into focus, helping buyers envision the possibilities of your home.
After we agree to move forward
What's next
These are potential next steps once you and Celeste agree to move forward — not actions you've already committed to. We'd tailor them to your property and your goals.
- 01
Discuss and sign the appropriate listing documents.
- 02
Prepare, clean, and stage the home as agreed.
- 03
Schedule professional photography, aerial imagery when suitable, and lifestyle video.
- 04
Review the marketing strategy and planned launch.
- 05
Launch the listing and keep you informed.
Booking the listing appointment is your next step — it's a conversation, not a commitment to sell.
Estimate · For your review
Your estimated net proceeds
Adjust each figure to explore an estimated range of proceeds. This is an estimate that depends on the values you enter and should be reviewed with Celeste and the appropriate closing professionals.
No rates, fees, taxes, or property value are inserted as facts — every figure is yours to enter. Review the result with Celeste and your closing professionals before relying on it.
The listing appointment
What we'll review together
Think of this as an opportunity to evaluate a plan — not a decision to sell. Booking a call doesn't commit you to anything. We'll go through the topics that matter to your move.
- 01
Current market position and pricing strategy.
- 02
The home's condition and recommended preparation.
- 03
Launch timing for your relaunch.
- 04
Estimated selling costs and net proceeds.
- 05
Selling versus continuing to rent, given your rental holdings.
- 06
Next steps that fit your retirement-move goals.
Celeste Zarling
Experience matters. Strategy matters more.
- Lifestyle & Real Estate Advisor
- Realogics Sotheby's International Realty
- CLHMS · Guild Elite
- American Dream TV Host
Your next move deserves thoughtful preparation, strong presentation, and clear guidance. Celeste brings these elements together in a strategy built around your property and your goals.
Your next step
Let's turn your market analysis into a clear plan
The improvements are done, you've seen the comparable sales, and you're weighing the timing of your retirement move. The next step is a conversation where we lay it all out together — no pressure, no commitment to sell. Just a clear plan for your home and your next chapter.
October 2026
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