Why Two Homes on the Same Street Can Sell for Very Different Prices in Arkansas

By Christy Robinson, Executive Broker | REALTOR®, MRP

Keller Williams Realty

Central Arkansas Market Strategist

Introduction

One of the most confusing moments for buyers — and one of the most frustrating realities for sellers — happens when two homes on the same street sell for very different prices.

To the average consumer, this feels unfair or illogical.

• “They’re basically the same house.”

• “How did that one sell for $30,000 more?”

• “Why didn’t ours get the same attention?”

In Arkansas, this scenario happens all the time, and it’s almost never random.

As a Central Arkansas Executive Broker who prices, sells, and analyzes homes daily, I can tell you this with certainty:

Homes are not priced by address alone — they are priced by how buyers experience living in them.

Understanding why these differences occur helps buyers avoid overpaying and helps sellers maximize value instead of leaving money on the table.

The Biggest Pricing Factors Buyers Often Overlook

Two homes can share a street, a school district, and even similar square footage — yet perform very differently. The reason comes down to a series of micro-factors that buyers subconsciously value more than they realize.

Let’s break them down.

1. Lot Placement & Orientation Matter More Than Most People Think

Lot placement is one of the most undervalued pricing factors in Arkansas real estate. Small differences in where a home sits can translate into real buyer demand and higher sale prices.

Examples that add value:

• Corner lots with side-entry garages

• Homes backing to woods, green space, or undeveloped land

• Properties that avoid through-traffic

• Homes not directly facing busy roads

• Lots with privacy or distance from neighbors

Why this matters:

Buyers aren’t just buying a house — they’re buying daily experience:

• Noise levels

• Privacy

• Parking ease

• Backyard usability

Two homes may look similar inside, but the one with a quieter, more private lot almost always sells faster — and often for more.

2. Floorplan Functionality Beats Square Footage

Square footage is one of the most misunderstood metrics in real estate.

Two homes can be the same size on paper, yet feel dramatically different when you walk through them.

Floorplans that outperform:

• Open but defined living spaces

• Logical bedroom placement

• Flex rooms or offices

• Good storage and closet space

• Kitchens connected to living areas

• Minimal wasted hallway space

Floorplans that struggle:

• Choppy layouts

• Long, narrow rooms

• Poor flow between kitchen and living areas

• Bedrooms placed awkwardly

• Limited storage

Buyers will often pay more for a smaller home that lives better than a larger home that feels awkward or inefficient.

3. Natural Light, Ceiling Height & “Livability”

Natural light is one of the strongest emotional drivers in buyer decision-making — and it’s rarely captured in square footage or listing stats.

Factors that increase value:

• Large windows

• Window placement that brings in consistent light

• Higher ceilings

• Open sightlines

• Neutral interiors that reflect light

Homes with better light simply feel better, and buyers respond to that — even if they can’t articulate why.

This is one reason two identical models in the same subdivision can sell for different prices.

4. Updates Buyers Actually Value (Not Just Expensive Ones)

Not all updates add value — and some expensive upgrades add less value than sellers expect.

Updates that typically help pricing:

• Neutral interior paint

• Updated kitchens with practical finishes

• Clean, modern lighting

• Updated flooring in main living areas

• Well-maintained systems (roof, HVAC, plumbing)

• Move-in ready condition

Updates that often don’t return full value:

• Highly personalized design choices

• Luxury finishes that exceed neighborhood norms

• Niche features that appeal to a small buyer pool

• Over-customization

Buyers are willing to pay more for simplicity, cleanliness, and functionality — not necessarily for the most expensive finishes.

5. Timing & Competition Can Create Price Gaps

Timing is one of the few factors sellers can’t fully control — but it plays a major role.

A home may sell for more when:

• Inventory is low

• Buyer competition is high

• Fewer comparable homes are available

• Seasonal demand is strong

The same home may sell for less when:

• Multiple similar homes are listed at once

• New construction incentives pull buyers away

• Buyer fatigue increases

• Interest rate changes temporarily reduce competition

This is why two nearly identical homes can sell weeks apart — with very different outcomes.

6. Marketing & First Impression (Yes, It Matters That Much)

Buyers decide whether to tour a home in seconds online.

Homes sell for more when:

• Photography is professional and well-lit

• The listing highlights strengths clearly

• Photos are ordered strategically

• The home shows clean and uncluttered

• Online presentation creates confidence

A poorly marketed home often sells for less — even if it’s objectively comparable.

7. Buyer Psychology & Perceived Value

Real estate pricing is not purely logical — it’s emotional.

Buyers pay more when:

• A home “feels right” immediately

• They can picture daily life there

• The home feels easy, not overwhelming

• There’s competition or urgency

Two homes may be objectively similar, but the one that creates confidence and comfort will command a higher price.

What This Means for Buyers

If you’re buying in Arkansas:

• Don’t assume price differences are unfair or inflated

• Look beyond square footage and bedroom count

• Evaluate how the home lives, not just how it looks

• Understand what other buyers are responding to

• Ask why a home is priced the way it is

Often, you’re not competing on size — you’re competing on function, location, and experience.

Understanding this helps you:

• Make stronger offers

• Avoid overpaying

• Recognize real value

• Walk away from poor comparisons

What This Means for Sellers

If you’re selling:

• Neighborhood averages are only a starting point

• Your home’s specific features matter more than comps alone

• Strategic preparation can increase value

• Pricing correctly from day one protects leverage

• Small improvements can have outsized impact

Homes don’t sell for top dollar by accident — they sell that way because they are positioned intentionally.

A Common Seller Mistake

One of the most common mistakes sellers make is assuming:

“My home should sell for the same price as that one down the street.”

In reality, buyers don’t buy “the street” — they buy the experience.

Homes are judged individually, not generically.

Final Thought

In Arkansas, homes are not priced solely by address, square footage, or number of bedrooms.

They are priced by:

• How people live in them

• How they feel inside

• How easy life looks there

• How confident buyers feel about ownership

That’s why two homes on the same street can sell for very different prices — and why understanding these details makes all the difference.