11809 E Main Ave

List at $819K–$829K, at the top of what the data supports

Four methods put your home's value between the low $700s and mid $800s. The strongest one, the closest sale in seven years adjusted to your home, lands near $808K. A list price of $819K–$829K sits at the top of that support and below the $850K sale that sets the ceiling.

Two full-size units, a shop and room to park

Covered back porches on both units. One unit rents for $2,350 a month, month to month, and the other is owner-occupied, so both can be delivered vacant. We estimate market rent at $2,500–$2,650 per unit.

The closest sale points to about $808K for your home

13521 E 20th Ave↗ is the only Valley duplex near your size and setup to sell since 2019. It closed at $850,000 in July 2023 with one side vacant and one rented month to month.

Adjustments are our estimates. Reasonable ranges for each put the indicated value between about $755K and $860K.

Recent duplex sales cap out in the mid $700s

Every comparable Valley duplex sale in 2025–2026 closed at $775K or less, and 2026 sales so far top out at $720K. Those homes are about 3,000 sq ft. Same-era homes sell for $170–$175 per sq ft; applied to your 4,316 above-grade sq ft plus the shop and basement, that's about $744K–$785K.

Every sale and listing is linked in All listings.

Investors would pay $714K–$795K, so we'll market to owner-occupants

Investors pay for rent, not square footage, and your home earns about what smaller duplexes earn. The buyer who pays more lives in one unit and rents the other: they're paying for the space, the shop and the garages, and the rent helps cover the payment. A lender can show them how the rental income is counted.

Your 2019 purchase has grown to about $778K–$816K

Valley prices peaked in Q2 2025 and are about 5% lower as of Q3 2026. Almost all of the gain since 2019 came before mid-2024.

On 20th's path, your assessment would be about $866K

In 2023 the two homes were assessed within 3% of each other. 20th then sold for $850,000, and within four years its assessment came down to $843,000. Yours has dropped only 2% since 2023.

Land values rose on both; the gap is in the buildings. The County Assessor sets its own values and places these homes in different neighborhoods, so this shows a pattern, not a prediction of your assessments or taxes. Questions about your assessment go to the Spokane County Assessor.

Pricing above the comps puts the appraisal at risk

Most buyers at this price will finance, and their lender's appraiser can only go as high as closed sales support. A contract above that number usually means renegotiating.

Launch plan

1. List at $819K–$829K. That's below the one sale that matches your size and setup, so buyers can see the value, and it gives the appraiser a clear comparable.
2. Market to owner-occupant buyers. Lead with the size of each unit, the 816 sq ft shop, the two garages and the option to live in one side and rent the other.
3. Prepare the appraisal package before the first offer arrives.
4. Set a review date 2–3 weeks after launch. We'll look at showings and feedback together and decide whether to hold or adjust before the listing goes stale.

All listings

Active and pending homes open on halstedhometeam.com. Sold homes open on Zillow, since sold listings aren't searchable on our site. Status and prices are as of our October 28, 2026 MLS pull.