7. Recent comparable sales table

These closed sales are more directly relevant because they are four-bedroom, two-bath homes in Westbury, with living areas reasonably close to the subject's 1,680 square feet.

Comparable property	Closed price	Living area	Price/sq. ft.
31 Martin Lane	$835,000	1,715 sq. ft.	$486.88
792 Highview Avenue	$875,000	1,523 sq. ft.	$574.52
45 Cottonwood Lane	$910,000	1,694 sq. ft.	$537.19
355 Sylvan Lane	$860,000	1,520 sq. ft.	$565.79
48 Circle Drive	$885,000	1,600 sq. ft.	$553.13
Subject: 980 Washington Avenue	$850,000 asking	1,680 sq. ft.	$505.95

Closed prices and square footage are reported by public listing and sale-history sources.

NY State MLS+4

The five comparable sales range from $835,000 to $910,000. Their simple average is $873,000, and their median is $875,000. These are unadjusted statistics, not a formal appraisal; differences in condition, garage, pool, lot size, school district, finished basement and location affect value.

8. Active comparable listings

These are asking prices, not completed sales, so they show current competition rather than proven market value.

355 Sylvan Lane, Westbury, NY 11590 | Zillow

157 Land Lane, Westbury

$825,000

5 bedrooms · 2 baths · 1,517 sq. ft.

Active listing reported by Realtor.com. It offers an additional bedroom, but the property condition and lot features need comparison.

Realtor.com®

152 Choir Ln, Westbury, NY 11590 | Zillow

152 Choir Lane, Westbury

$829,000

4 bedrooms · 2 baths · 2,030 sq. ft.

Active listing reported by Realtor.com. Its larger advertised living area makes it a useful competing option for buyers comparing space against price.

Realtor.com®+1

60 Concord Street, Westbury, NY 11590 | Zillow

698 Edgewood Drive, Westbury

$1,100,000

3 bedrooms · 2.5 baths · 1,913 sq. ft.

Active listing in the Salisbury area. This is an upper-priced alternative with more living area and an additional half bathroom.

Realtor.com®

9. Recommended price strategy

My preliminary market-value estimate

$850,000–$885,000

Subject to condition, legal finished area, pool, and verified comparable sales.

Opening offer to consider

$825,000

Potential negotiation target

$840,000–$865,000

I would use $825,000 as a possible opening offer if the buyer has reasonable financing and inspection terms. I would consider moving toward $850,000–$865,000 if the inspection confirms the advertised condition and the pool, garage and finished basement are in good shape.

At the full $850,000 asking price, the property is priced competitively against several recent four-bedroom sales. The two-car garage, corner lot, updated kitchen, ductless air conditioning and finished basement are attractive features. However, I would not automatically pay a premium for the pool or expanded floor plan without verifying their condition and permitted status.

10. Important due diligence

Before finalizing an offer, I would confirm three items:

• Legal status of the expanded layout: the listing is marketed as a single-family home, and the four bedrooms are described as two on each floor. Verify that the extension and finished basement have the appropriate permits and approvals.

• Pool and garage: inspect the pool equipment, safety compliance, garage size and EV charger installation.

• Taxes: the supplied MLS details report $11,218 annually for 2025. Confirm the current tax bill, exemptions and any upcoming changes.

Bottom line: Based on the available recent sales, I see a reasonable preliminary value around $850,000–$885,000. The $850,000 asking price is supportable if the property is genuinely move-in ready, but I would still open negotiations below asking and let inspection findings and the best matched closed sales determine the final offer.