21162 NE Beall Drive
Here's the data, the structure of the deal, and why this is a smart moment to write on this home.
21162 NW Beall Dr
2,302 square feet by Stone Bridge Homes NW. 3 bedrooms, 2.5 bathrooms, plus a bonus loft. Open-concept living, primary suite with dual vanities, covered patio, fenced backyard, alley-loaded 2-car garage.
Originally listed at $699,900. Stone Bridge has since reduced the price to $624,900, a $75,000 cut. The home has been on and off the market over the past 8 months. Most recently came back on after a buyer's financing fell through.
Stone Bridge has adjusted to current market conditions. Here's the path that brought it to today's $624,900.
Overview
The home's specs and your market position.
What the neighbors paid when purchasing.
Twenty homes have closed in this development. These are the most relevant comparables for supporting our offer.
The "Sold" column is the headline contract price. To understand the real net sale price, we back out concessions and seller credits, which is money the seller credited the buyer at closing for closing costs, prepaids, or rate buy-downs.
The "Net After Concession" column shows the true effective sale price. The "$/SF" column lets us compare homes of different sizes apples-to-apples.
| Address | SqFt | A/C | Sold | Concession | Net After Concession | $/SF | Closed |
|---|---|---|---|---|---|---|---|
| 21153 Beall | 2,361 | No | $605,000 | $0 | $605,000 | $256.25 | Apr 2026 |
| 21145 Beall | 2,518 | No | $626,358 | $18,790 | $607,568 | $241.29 | Mar 2026 |
| 2777 Rainier | 2,562 | No | $635,000 | $0 | $635,000 | $247.85 | Feb 2026 |
| 2761 Rainier | 2,561 | No | $624,900 | $14,900 | $610,000 | $238.19 | Jan 2026 |
| 2769 Rainier | 2,380 | No | $665,000 | $8,712 | $656,288 | $275.75 | Dec 2025 |
| 21157 Beall | 2,518 | No | $609,400 | $2,106 | $607,294 | $241.18 | Dec 2025 |
| 21166 Beall | 2,558 | No | $679,900 | $32,882 | $647,018 | $252.94 | Nov 2025 |
| 21146 Beall | 2,185 | No | $629,000 | $3,000 | $626,000 | $286.50 | Oct 2025 |
| 21173 Beall | 2,361 | No | $634,900 | $20,000 | $614,900 | $260.44 | Oct 2025 |
| 21149 Beall | 2,607 | No | $659,900 | $20,000 | $639,900 | $245.45 | Aug 2025 |
| 21150 Beall | 2,434 | Yes | $669,900 | $5,000 | $664,900 | $273.17 | Mar 2025 |
| 21154 Beall | 2,368 | Yes | $659,900 | $10,000 | $649,900 | $274.45 | Feb 2025 |
| 21138 Beall | 2,563 | Yes | $717,500 | $21,000 | $696,500 | $271.75 | Jan 2025 |
| 21137 Beall | 2,361 | Yes | $649,900 | $5,000 | $644,900 | $273.15 | Dec 2024 |
Based on our discussion and evaluation.
We're recommending opening at $595,000 with the full 3% in seller credits, an AC unit added, and the chandelier moved. Here's how that compares against the next two settle points if Stone Bridge counters. All three assume 10% down, 3% EMD, full 3% seller credit, and AC included.
A reason for Stone Bridge to move.
The federal §45L New Energy Efficient Home Credit gives the builder up to $5,000 per qualifying home, but the home must transfer title by June 30, 2026. A late-June close gets Stone Bridge that credit, gets you in sooner, and hits a month-end builders favor. All three reasons line up.
Where the $17,850 credit lands.
Estimated closing costs and fees from your lender at $595,000 purchase, with a 3% seller concession of $17,850. These are estimates and will be finalized in your Loan Estimate and Closing Disclosure.
| Buyer Closing Costs | |
| Total Closing Costs | $701.13 |
| Prepaid Costs | |
| 12 Months of Insurance | $1,487.50 |
| Tax Reserves | $7,090.42 |
| 15 Days of Interest | $1,402.94 |
| Title Fees | |
| Simultaneous Extended Policy | $521.00 |
| Escrow Fee | $1,192.50 |
| Mobile Notary Fee | $200.00 |
| Lender Fees | |
| Origination Fee | $5,355.00 |
| Other Fees | |
| Loan Services Fee | $350.00 |
| Prorated Tax Owed | $582.77 |
| Recording Fee | $369.00 |
| Estimated Total Closing-Related Costs | $19,252.26 |
| Less Seller Concession | −$17,850.00 |
| Net Cost After Concession | ~$1,402 |
This is an estimate only. Actual closing costs, fees, prepaids, and tax reserves will be finalized in your official Loan Estimate and Closing Disclosure from your lender. Numbers may shift based on closing date, lock-in rate, final tax assessments, and policy elections.
Real value beyond the price.
Two physical upgrades built into the offer. They don't show as concessions, but they add real value.
Stone Bridge has installed central air on multiple homes in this development. Their newest active listing on Beall (21134) was delivered with it.
The offer will specify the unit must match the make, model, and tonnage installed at 21134 NE Beall. Stone Bridge has the vendor and the install process in place.
Specific fixture location to be confirmed in the offer. Standard builder request, low cost to Stone Bridge, real value for how you'll actually use the space.
Like the AC ask, this won't show up as a price concession on paper but adds real value to the home as you'll use it.
Earth Advantage certified.
This home is third-party certified above Oregon code, with verified energy performance, indoor air quality, and build quality.
What it means for you.
- Lower utility bills, every monthEarth Advantage homes use less energy than code-built homes, meaning lower monthly heating, cooling, and electric costs over the life of the home.
- Energy Efficient Mortgage eligibilityEarth Advantage certification can qualify you for FHA or conventional Energy Efficient Mortgage (EEM) programs. Worth asking your lender about.
- Verified build quality and indoor airMultiple inspections during construction beyond standard code, plus verified ventilation and indoor air quality.
- Stronger resale valueNorthwest housing studies show certified homes typically command a resale premium over comparable code-built homes.
Most federal residential energy tax credits expired at the end of 2025. Oregon's HOMES and HEAR rebate programs apply to retrofits, not new construction. Earth Advantage on this home doesn't come with a direct buyer tax credit. The value is in operating costs, mortgage flexibility, build quality, and resale.
Sign and submit.
$595,000 with full 3% seller credit ($17,850), AC unit added, chandelier moved. Targeting a close on or before June 30, 2026.