1240 19th Ave N
Prepared for Dan and Renee Hoffmann · June 30, 2026
Sample data · layout review only
County EMV $302,000 (2026 assessment)— public tax roll, shown for reference only. Minnesota's Estimated Market Value lags the market and is not market value, not an appraisal. At that assessment, MN DOR's sales-ratio standard (90–105%) implies $287,619–$335,556. The comparables below are the basis for the range.
| # | Address | Status | Price | Bd/Ba | Sq Ft | $/sf | DOM |
|---|---|---|---|---|---|---|---|
| A | 1512 21st Ave N, Sartell | sold | $335,000 | 4/3 | 2,340 | $143 | 29 |
| B | 824 Pinecone Rd N, Sartell | sold | $318,000 | 4/2 | 2,150 | $148 | 41 |
| C | 2103 Heritage Dr, Sartell | sold | $349,900 | 4/3 | 2,410 | $145 | 22 |
| D | 1907 4th St N, Sartell | pending | $329,900 | 4/3 | 2,260 | $146 | 18 |
| E | 1145 Riverside Ave N, Sartell | active | $344,900 | 4/3 | 2,300 | $150 | 63 |
| Adjustment | A | B | C | D | E |
|---|---|---|---|---|---|
| Sq ft (−60 @ $70) | −$4,200 | — | — | — | — |
| Finished basement (subject has none) | −$9,000 | — | — | — | — |
| Sq ft (+130 @ $70) | — | +$9,100 | — | — | — |
| Half bath | — | +$4,000 | — | — | — |
| Age (3 yr) | — | +$2,500 | — | — | — |
| Sq ft (−130 @ $70) | — | — | −$9,100 | — | — |
| Age (5 yr) | — | — | −$5,000 | — | — |
| Three-stall garage | — | — | −$6,500 | — | — |
| Sq ft (+20 @ $70) | — | — | — | +$1,400 | — |
| Sq ft (−20 @ $70) | — | — | — | — | −$1,400 |
| List-to-sale expectation | — | — | — | — | −$12,000 |
| Sale / list price | $335,000 | $318,000 | $349,900 | $329,900 | $344,900 |
| Net adjustment | −$13,200 | +$15,600 | −$20,600 | +$1,400 | −$13,400 |
| Adjusted value | $321,800 | $333,600 | $329,300 | $331,300 | $331,500 |
Three closed sales inside a mile and a half do most of the work here, and they land tight: after adjustments they cluster between $321,000 and $336,000. That's a narrow band, which is a good sign — it means the market has a clear opinion about this kind of house in Sartell, and we're not guessing. The pending on 4th St is the most useful data point on the page; it's nearly your floor plan, it went in eighteen days, and we'll know its closed price before you'd hit your first price review. The active on Riverside is the cautionary one: sixty-three days at $344,900 is the market telling us where the ceiling isn't. My recommendation is $329,000. Pricing right from day one is the single most important factor in a successful sale — the first two weeks bring the most qualified traffic you will ever get, and a home priced at the evidence uses them instead of burning them. If we start at $345,000 to 'leave room,' the likeliest outcome is a price cut in week five and a sale below $329,000 anyway, because buyers read days-on-market as a signal. One note on the tax roll: the county's Estimated Market Value of $302,000 is a reference point, not a value opinion — Minnesota EMV is set on a prior assessment date and lags the market, so it's normal for it to sit below what the comparable sales support. No pressure — this is your call, and either way you'll have the evidence in front of you.