13 Benjamins Way: a fresh-launch market report

01 · Property snapshot

13 Benjamins Way

Facts below come from the most recent Maine Listings / Flexmls record (MLS 1660227), pulled on November 13, 2026. Assessed value is not in that export and is marked to be confirmed. The interior has not been re-inspected for this report.

Listing photo from the most recent Maine Listings / MLS record, used here for this private owner report.

Item	Detail	Note
Address	13 Benjamins Way, Bangor, ME 04401	Source: Maine Listings export
MLS number / status	1660227 · Expired on November 1, 2026	Source: Maine Listings export
Property type	Residential	Source: Maine Listings export
Style / year built	Raised Ranch / Split Level, built 2006	Source: Maine Listings export
Bedrooms	3	Source: Maine Listings export
Bathrooms	2 full baths	Source: Maine Listings export
Rooms	7	Source: Maine Listings export
Finished living area	1,846 sq ft · $211.21 per sq ft at last list	Source: Maine Listings export
Lot	0.28 acres	Source: Maine Listings export
Parking	2-car garage · Heated, Direct Entry to Living, Auto Door Opener	Source: Maine Listings export
Heat / cooling	Baseboard, Hot Water, Oil fuel · Cooling: Heat Pump	Source: Maine Listings export
Water / sewer	Public / Public Sewer	Source: Maine Listings export
Taxes	$5,845 (2025 tax year) · Tax ID BANG-000046R-000000-000033	Source: Maine Listings export
Assessed value	To be confirmed	Not included in this MLS export
Zoning	LDR	Source: Maine Listings export

From the prior public remarks (for context, lightly abridged): Beautifully updated throughout, this charming 3-4 bedroom, 2-bath home offers the perfect blend of privacy and convenience. Thoughtfully renovated with a flexible layout, it's ideal for today's lifestyle. Nestled in a well-established and highly desirable Bangor neighborhood, this meticulously maintained property features an open-concept living and dining area complete with a heat pump and cozy fireplace. The lower level adds valuable living space, including a spacious bedroom or versatile bonus room with double closets, a whirlpool tub, attached laundry, and direct access to the backyard patio. Step outside to enjoy a very private, fenced b…

02 · Listing history

How the most recent listing ran

The most recent Maine Listings record (MLS 1660227) shows this property was listed on May 1, 2026 at $435,000. The last published list price was $389,900. List price reduced by $45,100 (-10.4%). Intermediate price-change dates are not in the export used for this report and are marked to be confirmed. The listing was withdrawn on October 12, 2026. The status changed to Expired on November 1, 2026. MLS days on market are recorded as 150.

Item	Detail
List date	May 1, 2026
Original list price	$435,000
Last list price	$389,900
Price change	List price reduced by $45,100 (-10.4%)
MLS days on market	150
Status	Expired on November 1, 2026
Withdrawal date	October 12, 2026

A factual record, not a critique. This section restates the public MLS timeline. It is not a comment on the prior agent or brokerage. Plenty of well-presented homes reach expiration when price, timing or buyer traffic do not line up. The point is to use that record to plan a cleaner second launch.

03 · The Bangor market

Current conditions in Bangor

Figures below are from published sources, each cited with its date. No unsourced estimates are included. Months of supply is to be confirmed.

$279,705Town median saleBangor, the three months ending October 2026 · -3.5% year over year

48Typical days on marketVersus 59 days a year earlier

157Active listingsBangor, Realtor.com, October 2026 · +8.14% year over year

$285,000County median salePenobscot County, August 1–October 31, 2026 · -1.38% year over year

Redfin's Bangor housing-market page, as of October 2026, puts the median sale price at $279,705 over the three months ending October 2026, -3.5% from the same period a year earlier. Homes typically went under contract in 48 days, compared with 59 days a year ago. Eighty-eight homes sold in Bangor in October 2026, down from 99 in October 2025 (-11.0%). The typical sale closed at 96.6% of list price (minus 1.6 points year over year), 17.5% of sales finished above list, and 48.8% of listings recorded a price reduction (+7.1 points year over year). Median sale price per square foot was $181, +0.6% year over year.

The Maine Association of REALTORS October 2026 Housing Report (released November 12, 2026, sourced from Maine Listings) shows Penobscot County's median sale price at $285,000 for August 1–October 31, 2026, -1.38% from $289,000 a year earlier, on 505 sales (+3.06%). Statewide, October sales were 1,547 (-6.58%) and the median sale price was $402,500 (-5.63%). The report notes that buyers have more homes to choose from than a year ago and more room to negotiate.

Realtor.com's Bangor market page (key indicators as of October 2026) shows 157 active listings (+8.14% year over year), a median listing price of $302,500 (+0.86% year over year), and a median of 42 days on market. A current months-of-supply figure for Bangor was not published in the sources reviewed for this report and is marked to be confirmed.

04 · Recent comparable sales

Recent comparable sales

Comps being finalized

Recent comparable sales for this property are being assembled from Maine Listings. No sale prices are estimated here. Once those comps are added to the build file, this section and the pricing recommendation will fill in automatically.

Pricing recommendationA suggested list price will be set from the finalized comparable sales — not from the prior list price alone. In Bangor, the recent median sale is $279,705 and the typical home has been going under contract in about 48 days. This property's last list price was $389,900 ($211.21 per sq ft). Until the comps are in, that relationship is context only, not a value conclusion.

05 · The next launch

Why it didn’t sell, and what I’d do differently

This home was listed at $435,000, later adjusted to $389,900, and accumulated 150 MLS days on market — well above Bangor’s recent median of 48 days. Redfin’s October 2026 Bangor data also shows that 48.8% of listings took a price reduction and that the typical sale closed at 96.6% of list. At $211.21 per square foot, the last ask sat above the city’s recent median of $181 per square foot. None of that says the house cannot sell. It does say a fresh launch should be priced from nearby closed sales and introduced with stronger visual marketing, so buyers see a new, carefully positioned listing rather than a long-running one.

Reset the presentation

The 2006 raised ranch already has a flexible layout, a heat pump, a fireplace, a fenced yard and a heated two-car garage — features that photograph well when they are staged and lit properly. I would recast the listing around those strengths and around a list price anchored to the comps, then bring it back out as a new launch rather than an extension of the prior run.

Professional photos and video

The next listing should open with a full still-photo set and a walk-through video, taken when the home is staged and the exterior is at its best. Buyers decide in the first few images whether to tour. I budget for that media up front, not as an afterthought.

Targeted social and Facebook ads

I put paid ads behind the listing — Facebook and Instagram, aimed at buyers and investors already watching the town and nearby communities — rather than relying only on MLS syndication. The ad creative links back to a dedicated property page, so we can see which message is actually getting clicks.

A custom property website and this report

You already have a private report like this one. For the public launch I build a matching property website and share a clean, owner-ready market summary with serious buyers and their agents. It keeps the story, the photos and the numbers in one place.

Broker-network exposure

Beyond Maine Listings, I shop the property through the eXp network and local agent channels — broker opens, targeted emails, and direct outreach to agents who have been writing offers in this price range. The goal is more qualified traffic in the first two weeks, when a listing gets its best look.

A pricing strategy based on comps

The list price will be set from finalized comparable sales, not from the prior ask alone. Once those comps are in this report, the working range and suggested list price will update automatically. If showings or offers are light after the first two to three weeks, we revisit price against that same evidence — not against guesswork.

06 · Sources

Market sources

Subject facts and listing history come from the Maine Listings / Flexmls export dated November 13, 2026. Market statistics come from the sources below. Comparable sales will be cited to Maine Listings once they are added.

November 12, 2026 · mainerealtors.comMaine Housing Report, October 2026 (Maine Listings county and statewide statistics)Open source ↗Redfin · as of October 2026Bangor, ME housing marketOpen source ↗Redfin · as of October 2026Orono, ME housing marketOpen source ↗Realtor.com · October 2026Bangor market indicators (listing price, inventory, days on market)Open source ↗Realtor.com · October 2026Penobscot County market page (includes Orono listing count)Open source ↗

Not an appraisal. This is a broker marketing report prepared for the owner, not an appraisal, and it should not be used for lending. It relies on MLS and publicly published market data believed to be reliable but not guaranteed. The interior, systems and current condition have not been inspected for this report. Any figure that could not be sourced is omitted or marked “to be confirmed.” Values and recommended pricing may change when comparable sales are finalized and after a walk-through.

13 Benjamins Way
Bangor, ME 04401