Two SouthShore sales, 22 Rue Grimaldi and 9 Rue Promenade, adjust to $2,688,475 and $2,747,200. Listing at $2.8M leaves room for the negotiation buyers here expect. Buyers here negotiate about 5% off list, so the launch price has to be right on day one.
The comps support a value of $2,717,838. Listing 3% above that builds in room to negotiate: at SouthShore's 95.4% sale-to-list ratio, a $2,800,000 list lands near $2,671,000, close to the two strongest comps.
A key comparable sale closed 7% below its list price. 9 Rue Promenade Way listed at $2,850,000 and sold at $2,650,000 after 93 days on market. That $200,000 gap is the cost of launching above the comps.
Between the lowest adjusted comp ($2,091,500) and the Redfin Estimate. Priced to beat the 113-day area average.
Stays under 72 Bella Lago Ave, a 2016 home asking $2,995,000. Carries the risk of following 9 Rue Promenade's path to a $200,000 cut.
Concessions — Range assumes no seller concessions on sold comps. Zillow/Redfin don't disclose concessions — if the local market commonly includes 1-3% credits, target moves down accordingly. If the agent has MLS access, verifying concessions on the top 2-3 comps will tighten this range.
Confidence — The two closest matches agree within $59,000 after adjustments, which supports the target. The list price sits 19–21% above Redfin's estimate, and no condition, view or pool adjustments were applied. Verifying concessions, bath count and pool on 22 Rue Grimaldi and 9 Rue Promenade in MLS will firm this number up.
A custom estate inside the guard-gated SouthShore enclave of Lake Las Vegas, with 5,743 square feet, four bedrooms and five baths per Redfin public records. The current rental listing shows 5.5 baths, so confirm the count before listing.
The layout puts the primary suite on the main level, adds a den and ensuite guest bedrooms, and keeps private quarters upstairs. The rear half of the home on both levels has full-height views of the mountains, lake and golf course.
The home is currently advertised for rent at $6,900–$8,200 per month (Apartment List, Rent.com). Occupancy affects showings and timing, so settle it before launch.
All four sold inside the guard gate this year. Each is adjusted for size, bedrooms and baths. No single adjustment exceeds 15% of the sale price.
What was relaxed: no SouthShore sale in the last 90 days fell within ±20% of the subject's size, so the window was extended to 180 days and ±25%. 22 Rue Grimaldi closed 206 days ago and was added from MLS because it is the closest age and size match. New construction (1488 Dragon Glen at $695/sqft, 1521 Pleasant Bay at $601/sqft, 1564 Pleasant Bay under contract at $2,892,500) was left out as a different product, along with new-build tract sales and 8,600+ sqft estates.
SouthShore buyers take their time. The 71 homes on the market today average 113 days, and the median home that sold took 92 days, up from 66 a year earlier.
9 Rue Promenade shows what happens next: it opened at $2,850,000 and closed at $2,650,000. The listings priced above the comps are sitting too: 2 Sardana Ct at $3,899,900 (49 days) and 24 Rue Grimaldi Way at $3,200,000 (74 days). Launching at the number the comps support is how this home avoids the same public price cut.
Average days on market for active SouthShore listings today.
Area sale-to-list ratio. Buyers expect roughly 5% off the asking price.
List-to-sale gap on 9 Rue Promenade, a supporting comparable sale.
Inventory: 71 SouthShore listings are active at an average of $479 per square foot, with a median list price of $1,450,000 (GLVAR IDX data, 10/19/26).
Trend: median days on market rose to 92 from 66 a year earlier, and sale-to-list held at 95.4% (Redfin). Redfin's latest posted period is March 2026, so treat these as directional.
Direct competition: 72 Bella Lago Ave asks $2,995,000 for 5,033 sqft built in 2016 ($595/sqft). 2 Sardana Ct asks $3,899,900 for a 2005 home ($687/sqft) and has sat 49 days. At $2,800,000 this home undercuts both while offering more space than Bella Lago (MLS).
What it means: with roughly 5% of negotiation room, list close to the expected sale price rather than building in a 10% cushion that sits.
22 Rue Grimaldi, a 2000-built SouthShore home with 687 more square feet, sold for $2,750,000 in 10 days. That's the clearest proof of what a well-priced resale here brings.
Homes here average 113 days on market. Buyers at this price take their time, so the first 30 days of pricing matter most.
9 Rue Promenade had to come down $200,000 from its list price. Pricing right at launch avoids that kind of public price cut.
Redfin public records & estimate · Rent.com · Apartment List · Spokeo (year built)
Redfin · 9 Rue Promenade · Redfin · 7 Grand Miramar · GLVAR IDX sold list · MLS (agent-provided) · 22 Rue Grimaldi
GLVAR IDX · SouthShore active listings · MLS (agent-provided) · 72 Bella Lago, 2 Sardana, 24 Rue Grimaldi
This is a private analysis prepared for the seller of 27 Grand Miramar Drive. Reach out for the walkthrough, condition review and listing plan.