The neighborhood is built around a pretty diverse range of product types, and that distinction matters more here than it does in most places. The "loft product" — a particular class of unit in the development — has been moving well. 1:20 covers a recent sale at 2154 that listed at $375K and sold in three days, over asking. That's not luck. It's a combination of knowing what comparable units have actually closed for, staging it correctly, and pricing it where the market already is, not where a seller hopes it might be.
The contrast shows up clearly with the unit that sat for 76 days before going pending 2:00. Same general neighborhood, different product class, originally listed at $420K. Jon's read — and he's transparent that he's speculating since it hasn't closed yet — is that it probably sold somewhere around $407K. The lesson isn't that this is a bad unit. It's that Celadon has enough internal variation that you can't apply one comp set across the whole development and expect it to hold.
The Leffingwell listing and what it says about location within the neighborhood
That internal variation shows up again with the unit on Leffingwell 3:05. Leffingwell is a busier corridor — Jon names it as the tradeoff outright, which is more honest than most listing descriptions. But this particular unit is an end unit, elevated above the street, and the upper-floor views apparently reach out over the tree canopy in a way that most units in the development can't match. He mentions that people have called him saying it's exactly what they're looking for, except they want something more interior to the neighborhood. That's useful texture: there's a meaningful difference between a unit facing the quieter interior green spaces and one that backs up to street-level traffic, and buyers are actively sorting on it.
There's also a unit that took a $24,000 price cut and is still sitting 2:35. It's an end unit in one of the other buildings — Jon says end units in that building are among the more desirable spots in that particular product line — but it got comped against the loft product when it was priced, and the market pushed back. His take is that it still needs to come down and to reference previous videos for pricing
The broader point Jon is making across all four listings is that Celadon rewards agents who know the internal geography of the development. There are at least 4 meaningfully distinct product types, there are premium positions within each building (end units, upper floors with views, interior-facing versus street-facing), and the comps from one don't translate cleanly to the other. Buyers who assume all the units are interchangeable are going to be confused by the price spread. Sellers who ignore that spread when setting a list price are going to sit.
Concerts in the neighborhood are coming up June 18th — a small detail Jon drops at the end 4:10, but it points at something real about how Celadon functions. This isn't a standard subdivision where residents drive out for everything. There's programming that happens on-site, which shapes the rhythm of the place in ways that matter if you're thinking about what it's actually like to live there week to week. The development has a social infrastructure, not just a physical one.
For anyone evaluating a purchase here, the due diligence isn't just square footage and bedroom count — it's understanding which product class the unit falls into, where it sits within its building, and whether the agent involved has done the manual work to price it against the right comps. The market here is small enough that a handful of sales sets the tone, and attentive enough that mispricing shows up fast.
