CONFIDENTIAL BUYER ANALYSIS

CONFIDENTIAL BUYER ANALYSIS

6655 Carson Trail Drive  •  Vero Beach, FL 32967

Prepared for: Prospective Buyer

Prepared by: Ben Bryk & J. Vance Brinkerhoff  |  Vero Premier Properties, Coldwell Banker Global Luxury

Analysis Date: June 13, 2026

List Price: $1,725,000

Section I: Subject Property Overview

PROPERTY SPECIFICATIONS

Section II: Indian River County Market Context

CURRENT MARKET CONDITIONS — JUNE 2026

The 32967 ZIP code covers the West Vero Corridor and Indian River Farms neighborhoods. This market segment — acreage estates with custom construction on 2+ acres — represents a thin, specialized inventory tier distinct from barrier island luxury. The following conditions frame this buyer's analysis.

Section III: Comparable Sales Analysis

The subject property occupies a highly specific niche: a custom-built, LEED-certified estate on 4.63 acreage with a private lake, extraordinary multi-vehicle storage, and zero-entry pool — in the non-gated inland corridor. True apples-to-apples comparables at this combination of square footage, acreage, and amenity level are limited in Indian River County. The following represent the closest available reference points across three categories.

CATEGORY A: ACTIVE LISTING — SUBJECT PROPERTY

CATEGORY B: COMPARABLE ACREAGE ESTATES — VERO BEACH MARKET

No identical closings are publicly recorded in the 32967 ZIP for LEED-certified estate homes on 4+ acres with comparable amenities within the past 18 months. The following are the nearest market proxies, drawn from available sold and active data:

CATEGORY C: LARGER LUXURY MARKET REFERENCE POINTS

Section IV: Buyer Valuation Analysis

ESTABLISHING FAIR MARKET VALUE

This analysis applies a multi-method approach, acknowledging the subject property's rarity within its submarket. Three methodologies are used, weighted for reliability given data availability.

Method 1: Price Per Square Foot (Living Area)

Market $/SF for inland non-gated Vero estates of comparable quality ranges $350 to $490 per square foot, with LEED certification, solar, and impact construction commanding the upper quartile. At 3,538 SF:

Conclusion: List price is at the upper bound of the $/SF range. For a buyer, the realistic negotiation target is $440–$470/SF, implying a value of $1,557,000 to $1,663,000 before amenity premiums.

Method 2: Amenity & Land Adjustment

The subject property contains significant value drivers beyond square footage that must be added to a comparable base:

Note: The amenity-adjusted range exceeds list price, indicating the seller has priced below the sum of individual components — a positive signal for the buyer.

Method 3: Market Conditions Adjustment (Days on Market / Seller Motivation)

The broader Vero Beach market shows 101–120 average days on market with single offers and buyer-favorable conditions as of mid-2026. This listing is active with 2 days on site as of this analysis. Factors affecting negotiation posture:

• Market-wide inventory: 1,241 active homes in Vero Beach; buyer leverage is elevated.

• Single-offer environment: Competition for this property type is limited; no urgency premium.

• X-500 flood zone: Favorable insurance classification compared to high-risk coastal zones; a genuine buyer advantage that is reflected in lower carrying costs.

• Acreage illiquidity: Large-lot estates carry extended DOM by nature; the seller's motivation becomes clearer if this listing ages past 60–90 days.

• 5-mile inland location: Not barrier island premium; the price must be justified by intrinsic amenities rather than location prestige.

Section V: Buyer Offer Recommendation

SUMMARY OF FINDINGS

STRATEGIC OFFER GUIDANCE

This property is priced at $487.85 per square foot, within the upper range for inland non-gated luxury estates in Indian River County. The amenity-adjusted analysis suggests the underlying value of individual components exceeds list price when aggregated — a construct that supports the seller's pricing rationale but also confirms this is not an overpriced listing. The buyer is not acquiring a distressed or overbuilt asset; this is genuine full-featured estate value at a price that reflects a measured market, not seller desperation.

The appropriate buyer strategy is a respectful but firm initial offer in the $1,575,000 to $1,640,000 range — representing a 5% to 9% reduction from ask. In a market averaging 101–120 days on market with single offers, this position is defensible. A seller who has built a LEED-certified estate with 14-car storage and a private lake has specific buyers in mind; this buyer profile aligns, which supports a cleaner, faster negotiation than a lowball attempt that risks insulting the seller and creating adversarial dynamics.

Key negotiation levers in addition to price:

• Closing cost contributions: Request 1%–1.5% seller contribution to closing costs if the offer price is near list.

• Inspection contingency: Standard 15-day inspection period; given the age (2012) and LEED systems, ensure a specialist inspector reviews the solar array, water conditioning system, and artesian well.

• Closing timeline: A flexible or extended closing may have value to the seller; offering this costs the buyer nothing and can offset price gap.

• Personal property: Inquire about inclusion of any garage equipment, water treatment equipment, or outdoor furnishings — often available at no cost in acreage estate transactions.

Section VI: Property Strengths & Buyer Risk Factors

STRENGTHS

• LEED Silver certification: Rare designation in this market; reflects quality of construction and significantly reduces long-term operating costs.

• Solar power: Mitigates Florida Power & Light rate exposure; value compounds as utility costs rise.

• Impact windows & doors throughout: Full hurricane protection; eliminates post-purchase retrofit cost ($40,000–$80,000 on comparable properties without impact glass).

• X-500 flood zone: Not required to carry federally mandated flood insurance; a meaningful annual cost advantage over coastal properties in AE or VE zones.

• Private lake with artesian well: Self-sustaining water feature at no municipal water cost; rare in this price tier.

• 14-car combined garage capacity: Virtually irreplaceable infrastructure; no comparably equipped property exists in this price range in Indian River County.

• Banov Construction: Noted high-quality custom builder designation supports build integrity and long-term structural confidence.

• Zero-entry pool and summer kitchen: Full outdoor living infrastructure already in place.

• Proximity to Quail Valley Golf Club (approx. 5 miles): Convenient access to one of the Treasure Coast's premier private clubs.

• No HOA: Full buyer autonomy over the property, outbuildings, vehicles, and use.

RISK FACTORS & DUE DILIGENCE ITEMS

• Age of solar system: 2012 installation means the solar array is 14 years old. Panels typically carry 25-year performance warranties, but inverters typically require replacement at 10–15 years. Verify inverter status and remaining warranty.

• LEED certification maintenance: Confirm the certification is current and whether any ongoing recertification obligations exist.

• Artesian well regulatory status: Confirm with Indian River County that the artesian well is permitted and compliant with current water use regulations.

• Detached garage condition: A 10-car detached structure of this scale requires inspection for structural integrity, electrical systems, and roofing.

• Insurance: While X-500 flood zone classification is favorable, windstorm insurance rates in Indian River County have risen significantly. Request a copy of the current insurer's declarations page.

• 5-mile beach distance: This property does not command barrier island pricing, but some buyers require proximity — confirm the buyer's lifestyle needs are met by a 10-minute drive to the coast.

• Quail Valley Golf Club membership: Proximity does not confer membership. Membership at Quail Valley is separate from the transaction and involves initiation fees and dues.

• Acreage maintenance costs: 4.63 acres with a lake requires landscaping, irrigation, and lake management — these recurring costs should be factored into the buyer's total cost of ownership analysis.

Section VII: Analyst Summary

6655 Carson Trail Drive is a genuinely rare estate in the Vero Beach inland market. The combination of LEED certification, solar infrastructure, a private lake, extraordinary vehicle storage, and quality custom construction by Banov is not replicated elsewhere in this price tier. The seller has priced the property at the upper boundary of $/SF comparables, but below the aggregate amenity-adjusted value range this analysis established.

For a buyer who values the specific attributes this property delivers — privacy, sustainability, off-grid capability, vehicle and watercraft storage, and a self-contained estate environment within five miles of Quail Valley and the Atlantic — the list price represents a legitimate value proposition. The recommended offer range of $1,575,000 to $1,640,000 provides the buyer meaningful savings while remaining credible to a sophisticated seller who understands what they built.

This analysis is based on publicly available MLS data, comparable sales and listings, and professional judgment as of June 13, 2026. It does not constitute a licensed appraisal. The buyer is encouraged to commission a formal FIRREA-compliant appraisal as part of the due diligence process.

Vero Premier Properties  |  A Signature Division of Coldwell Banker Global Luxury

Ben Bryk  772-713-9455  |  J. Vance Brinkerhoff  772-913-3426

4265 A1A Suite 3, Vero Beach FL 32963  |  floridaeastcoastluxuryhomes.com

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