Comparative Market Analysis
Scott / Le Sueur County Acreage & Equestrian Market
The Listing
6050 W 185th Street is evaluated below against five comparables in the Jordan / New Prague equestrian and acreage market, with particular weight on the two closed equestrian/hobby-farm sales.
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Aerial photo from the property's prior MLS listing (2016) — shown for lot, barn, and pasture layout only. Predates the current renovation, new siding, and new round pen / outdoor arena.
| Address | 6050 W 185th Street, Jordan, MN 55352 |
|---|---|
| Beds / Baths | 4 bed / 3 bath |
| Total Finished SF | 2,932 sqft (1,872 above grade + 1,060 below grade) |
| Acreage | 10.46 acres |
| Year Built | 1990 |
| Garage | 3 stalls (1,200 sqft, incl. underground bay) |
| Barn / Outbuilding | 68x52 ft barn/outbuilding (3,536 sqft footprint) + wire pasture fencing |
| Prior Sale (historical) | $600,000 on May 11, 2016 (listed $610,000) — 10 years ago, not used as a current market data point |
Comparable Sales
Five recent MLS comparables in the Jordan, New Prague, San Francisco Township, and Sand Creek Township submarkets: four closed sales and one active competing listing. Click any row to view the full listing.
| Address / City | Status | List Price | Close Price | SP/LP | Total Fin. SF | $/SF | Bed/Bath | Yr Built | DOM |
|---|---|---|---|---|---|---|---|---|---|
| 8695 Old Highway 169 Blvd Jordan |
Closed | $899,900 | $867,000 | 96.3% | 3,755 | $231 | 3 / 3 | 1996 | 89 |
| 27901 Teale Ave ★ New Prague |
Closed | $985,000 | $990,000 | 100.5% | 3,565 | $278 | 4 / 3 | 2000 | 17 |
| 17900 County Road 40 San Francisco Twp |
Closed | $799,900 | $825,000 | 103.1% | 3,553 | $232 | 5 / 4 | 2000 | 3 |
| 3471 173rd St W ★ Sand Creek Twp |
Closed | $1,885,000 | $1,850,000 | 98.1% | 5,547 | $334 | 5 / 4 | 2005 | 25 |
| 6851 W 195th St ★ Jordan |
Active | $849,900 | — | — | 3,136 | $271* | 5 / 2 | 1993 | 210 |
| 6050 W 185th Street ★ Jordan — Subject Property |
Subject | $1,200,000* | — | — | 2,932 | $409* | 4 / 3 | 1990 | — |
*Active listing $/SF is based on current list price, not a closed sale. Subject property price is the recommended list price from this analysis, not an actual listing yet. ★ indicates a property with dedicated horse/equestrian or hobby-farm infrastructure. Click any comparable row/link to view the full listing on OneHome.
Property Photos
Click any photo to open the full listing for more details and photos.
Jordan · Sold $867,000
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New Prague · Sold $990,000
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San Francisco Twp · Sold $825,000
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Sand Creek Twp · Sold $1,850,000
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Jordan · Active $849,900
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Subject Property · Recommended $1,200,000
View full listing →Market Commentary
Three of the five comparables include dedicated horse or hobby-farm infrastructure — not just acreage, but purpose-built stalls, riding arenas, or fencing/pasture set up for animals.
3471 173rd St W (Sand Creek Twp) — True equestrian estate on 12 acres, with a 160x60 barn housing an indoor riding arena, a separate 3-stall horse barn, tack room, wash bay, dry lot, and a 90x30 pole shed, plus new electric fencing and gates. Closed at $1,850,000 ($334/SF), the highest price and highest $/SF in the comp set, in 25 days.
27901 Teale Ave (New Prague) — Hobby farm / horse-ready on 10 acres with a 36x72 barn (half heated and insulated) already fitted with 4 horse stalls, plus a 90x180 outdoor riding arena and a lean-to. Closed at $990,000 ($278/SF) in just 17 days, at 100.5% of list.
6851 W 195th St (Jordan, Active) — Marketed as an "equestrian/livestock farm" opportunity on 11.6 acres with two 36x80 pole barns wired for 3-phase power and pasture views. Despite the equestrian appeal, it has sat 210 days and required a 43% price cut — equestrian marketing alone did not overcome a mispriced listing.
8695 Old Highway 169 Blvd and 17900 County Road 40 — Not equestrian properties. Both carry meaningful outbuildings but neither lists stalls, an arena, or pasture fencing.
Looking at the closed sales only, the two equestrian/hobby-farm comps averaged $1,420,000 and $306/SF, versus $846,000 and $232/SF for the two non-equestrian comps — a meaningful per-square-foot premium tied to dedicated horse infrastructure. The subject property's new round pen and new outdoor arena, layered onto its existing 68x52 ft barn, put it squarely in the equestrian-comp category.
Pricing Trends
The four closed comparables sold between $825,000 and $1,850,000, averaging $1,133,000. One comp — 3471 173rd St W ($1,850,000) — is materially larger and better-amenitized than the other three and should be weighted as an upper-end outlier. Excluding it, the remaining three closed comps average $894,000.
The active comp at 6851 W 195th St is the clearest cautionary example in this data set: on market 210 days, reduced from $1,500,000 to $849,900 — a 43% cut — and still unsold. Overpricing at listing, even temporarily, extends time on market substantially.
Strategy
Go-to-Market
Bottom Line
6050 W 185th Street, Jordan, MN 55352
The strict comp-derived baseline is built from the two closed equestrian/hobby-farm comps in this report — 27901 Teale Ave ($278/SF) and 3471 173rd St W ($334/SF) — applied to the subject's 2,932 total finished square feet. That math alone yields roughly $814,000–$978,000 (midpoint $896,000) before adjusting for condition.
The recommended list price of $1,200,000 ($409/SF) is set above that comp-derived baseline. This reflects a premium position for the subject's fully renovated, move-in-ready condition, all-new mechanicals, new siding and landscaping, and brand-new round pen and outdoor arena — improvements more extensive than either equestrian comp had at the time of sale — combined with the scarcity of comparable turnkey equestrian properties currently on the market. The suggested range of $999,999–$1,250,000 gives room to test this premium positioning while keeping a floor near the top of the comp-derived range.
One caution, straight from this report's own data: the active listing at 6851 W 195th St shows that equestrian marketing does not overcome a price set above what the market will bear — it sat 210 days and needed a 43% cut. Because $1,200,000 sits above the strict comp evidence, showing activity and buyer feedback should be monitored closely in the first 2–3 weeks, with a plan to adjust if the market doesn't respond. This is a preliminary, comp-based estimate; it is not an appraisal.
How We'll Market This Listing
Every Pederson Realty listing is professionally staged, photographed, and promoted — giving this equestrian property the same premium presentation used on our other luxury and acreage listings.
Professional staging guidance so buyers can envision themselves in the home and see the space at its best.
Every listing is professionally photographed to capture the full beauty of the home and grounds.
Matterport 3D tours let buyers walk the home, room to room, from anywhere — an at-home real estate experience.
Drone photography and video showcase acreage, outbuildings, and pasture layout — especially important for an equestrian property.
A guided video walkthrough of the home and property, produced for web and social distribution.
A dedicated single-property website (like this one) featuring photos, virtual tour, video, and full specifications.
Syndicated from NorthstarMLS to pedersonrealty.com and dozens of major real estate portals.
A property marketing brochure, postcard mailing, social media, and email marketing to reach qualified buyers.
See It In Action
Two recent Pederson Realty listings built with the same photography, virtual tour, aerial video, and cinematic walkthrough this listing would receive.
$1,650,000 · 5 bed / 4.5 bath · 5,753 sqft · Heated pool & outdoor kitchen
$1,195,000 · 3 bed / 4 bath · 4,482 sqft · Custom estate on 3.63 acres
Who We Are
Pederson Realty is a collaborative boutique brokerage that has served the Twin Cities real estate market for over 20 years, providing a "Better Way" to buy and sell homes. Based in a welcoming Woodbury, MN office — with a second location in Northfield, MN serving southern Minnesota clients — the team is built around communication, aggressive and fair negotiation, attention to detail, and dedication to every client.
Our mission is simple: we believe in helping people. We provide excellent personal service, deliver top-rated technology solutions, and connect our clients to everything they need to achieve their real estate goals.
Broker · Owner, Pederson Realty
Chad has been in real estate for over 20 years and is the owner of Pederson Realty, Washington County's top independent real estate brokerage. Growing up in a real estate family, he learned the values of hard work, determination, and attention to detail — and holds himself and his team to the highest ethical and professional standards.
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