Just Sold in Richland, WA: How We Sold 1075 Klamath Court While Competing With New Construction

Selling a home isn't always as simple as listing it and waiting for an offer. Sometimes it takes patience, adjusting your strategy, and understanding what buyers are comparing your home against.

That's exactly what happened with our recent sale at 1075 Klamath Court in Richland, Washington.

This listing came to us through a referral from previous clients, and I had the opportunity to partner with my sister, Zhanna Gulchuk, who works in the Tri-Cities area.

We faced some challenges along the way, particularly with nearby new construction, but ultimately closed the sale for $450,000 on September 10, 2026.

Here's how we got there.

About 1075 Klamath Court

Located on a quiet cul-de-sac in South Richland, this home was built in 2021 and offered several features buyers appreciate.

Property highlights:

• 3 bedrooms and 2 bathrooms

• 1,786 square feet of living space

• Three-car garage

• Approximately 9,583-square-foot lot

• Open-concept layout with vaulted ceilings

• Quartz countertops and a spacious walk-in pantry

• Gas fireplace and modern finishes

• Covered outdoor space with partial mountain views

• Established landscaping and a fenced backyard

One of the home's biggest advantages was that buyers could move into an established property without waiting for new construction to be completed or having to start from scratch with landscaping.

View the property and photos here

The Challenge: Competing With Brand-New Homes

One of our biggest challenges was the amount of new construction available in South Richland.

Communities such as Peachtree Estates were offering buyers brand-new homes at competitive prices, along with potential builder incentives.

Some of those new construction options were advertised for less than what our home eventually sold for.

That's a tough environment for a resale listing.

When buyers have the option of purchasing a brand-new home, they're naturally going to compare the price, square footage, features, warranty, financing incentives, and overall value.

However, new construction isn't always the better option.

Our property offered an established neighborhood, a three-car garage, completed landscaping, a spacious lot, and a home that was already finished and ready for its next owner.

The challenge was making sure buyers recognized those advantages while also accounting for the competition.

Why We Had to Adjust Our Strategy

We originally listed the property in April 2026 for $499,000.

As time went on, we received buyer feedback and continued monitoring competing homes in the area.

While the property had several attractive features, we also learned that buyers were sensitive to certain aspects of the outdoor space and the surrounding homes.

That feedback was important.

Rather than ignoring what buyers were telling us, we worked with the seller on improvements to the home's presentation while also reevaluating our pricing.

We eventually adjusted the asking price to $455,000.

Price reductions aren't always easy conversations, especially when a seller has invested time and money into their home.

But one thing we've learned is that the market doesn't necessarily care what a seller originally paid, what they invested, or what a home appraised for in the past. Buyers compare what's available to them today.

Our job was to help the seller understand those comparisons and make an informed decision.

Negotiating the Right Offer

After several months on the market, we received an offer.

The initial price was lower than our asking price, but the buyers were financially well positioned and presented favorable terms.

Rather than focusing only on the initial number, we looked at the entire offer, including financing, contingencies, requested concessions, and closing timelines.

We communicated with the buyer's agent and lender to better understand the buyer's position and where there might be room to negotiate.

Ultimately, we negotiated a $450,000 sale price, just $5,000 below our final asking price.

The transaction closed on September 10, 2026.

Despite competing with brand-new homes being offered at lower starting prices, we were able to secure a sale that reflected the value of this established property.

What This Sale Reminded Us About the Tri-Cities Market

Every property is different, and not every home sells immediately.

This transaction reinforced a few things we've learned throughout our years in real estate.

Pricing matters, but so does understanding the competition.

A home might have excellent features, but if buyers can purchase something similar for less, we have to understand how that affects their decisions.

Buyer feedback is valuable.

We don't always have to agree with every buyer's opinion, but when the same concerns come up repeatedly, it's worth paying attention.

Negotiating involves more than the sale price.

A financially strong buyer with favorable terms can sometimes be a better opportunity than a higher offer with more uncertainty.

Patience is important, but so is knowing when to make adjustments.

Holding out for a higher price doesn't guarantee that the market will eventually deliver it. Sometimes the best strategy is recognizing the opportunity in front of you.

A Referral That Meant a Lot to Us

One of the things that made this transaction especially meaningful was how it started.

The seller came to us through a referral from previous clients.

After years in real estate, referrals continue to be one of the biggest compliments we can receive. It means someone who has worked with us trusted us enough to recommend our services to someone else.

I also enjoyed having the opportunity to work alongside my sister, Zhanna, on this transaction.

Although I now live in Texas, I continue to serve clients in Washington through established relationships and local partnerships.

Having Zhanna in the Tri-Cities allows us to combine our experience, coordinate locally, and continue helping clients in an area where we've built relationships over the years.

We're thankful to our seller for trusting us throughout the process and to our previous clients for continuing to refer people our way.

Thinking About Selling Your Home in Richland or the Tri-Cities?

If you're considering selling in Richland, Kennewick, Pasco, or the surrounding Tri-Cities area, one of the most important things you can do is understand your competition before putting your home on the market.

That includes looking at recent sales, active listings, new construction, builder incentives, and what buyers are actually responding to.

Not every property requires the same strategy, and the goal isn't simply to list your home at the highest possible price.

The goal is to position your home to attract qualified buyers and negotiate the strongest terms the market will support.

Whether you're ready to sell now or just exploring your options, Zhanna and I would be happy to help.

Andrey Gulchuk & Zhanna Gulchuk
Real Broker LLC

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