2581 Shirland Tract Road
A focused review of selected 2026 luxury-estate sales chosen for their relevance to Shirland’s acreage, view, architectural quality, garage capacity and overall estate utility.
2581 Shirland Tract Rd
Market perspective
Shirland has several features that deserve a meaningful premium: 10.8 acres, panoramic North Fork American River and Folsom Lake views, a pool, guest apartment and an unusually large 7-car collector garage.
At the same time, the selected sales show how demanding the market becomes near the $4 million level. The interior presentation at Shirland is not at the same level as the strongest upper-end sale, and the kitchen and bathrooms have a somewhat dated feel for this price tier. Updating those spaces would be substantial rather than merely cosmetic.
Our conclusion: the property is special, but the $3.9M asking price appears aggressive relative to the selected sales. The premium for the view, acreage and garage must be weighed against the cost and inconvenience of modernizing the residence.
The price-per-foot signal
That is the highest price per square foot in this selected set. Price per foot is not a valuation method for unique estate properties, but it is a useful cross-check when the subject’s interior is not the newest or most refined in the group.
At a glance
These are not interchangeable houses. The purpose of the grid is to show where the subject sits against sales that each illuminate a different part of its value.
| Property | Price | Sq Ft | Acres | Garage | Year | $/Sq Ft |
|---|---|---|---|---|---|---|
| 2581 Shirland Tract (asking) | $3,900,000 | 4,915 | 10.8 | 7-car | 2006 | $793 |
| 4970 Lexington Cir | $3,090,000 | 4,968 | 1.33 | 4-car | 2007 | $622 |
| 5001 Auburn Folsom Rd | $3,850,000 | 10,273 | 10 | 6-car | 1990 | $375 |
| 10100 Tierra Del Lago Pl | $2,632,000 | 4,433 | 6.5 | 3-car | 1996 | $594 |
| 6280 Wells Ave | $4,937,500 | 7,402 | 4.7 | 5-car / RV garage | 2020 | $667 |
Selected comparable sales
Rather than average unlike properties, each sale is considered for what it tells us about a specific component of Shirland’s value.
4970 Lexington Cir
Why it matters
Nearly the same living area and similar high-end architectural character. Much smaller 1.33-acre site, no comparable panoramic lake/river view, and a smaller 4-car garage. Strong evidence for the value of the residence itself, before adding Shirland's acreage, view and garage premium.
5001 Auburn Folsom Rd
Why it matters
Very similar acreage and estate setting, plus a substantial equestrian complex with indoor arena, paddocks and guesthouse. More than twice Shirland's living area. No comparable panoramic view. Its $3.85M sale is especially relevant because it closed just below Shirland's current $3.9M asking price.
10100 Tierra Del Lago Pl
Why it matters
A useful view-and-land comparison: 6.5 acres, dramatic Folsom Lake views, pool, arena and pasture. The residence is smaller and the 3-car garage is substantially inferior to Shirland's collector-garage offering.
6280 Wells Ave
Why it matters
A materially newer, larger and more refined residence with resort-style grounds. In the agent's judgment, the house itself is substantially nicer than Shirland. It does not have Shirland's panoramic lake/river view. This sale helps frame the upper end of the market.
What stands out
Shirland’s strengths
The combination of 10.8 acres, broad lake-and-river views, guest quarters and a 3,412-square-foot 7-car garage is unusual. Those features separate Shirland from more conventional luxury homes.
Where the ask gets difficult
At $3.9M, Shirland is priced essentially alongside the $3.85M Auburn Folsom estate, despite that sale offering over 10,000 square feet plus a major equestrian facility. The interior also does not present as a freshly built or newly remodeled luxury home.
Additional 5-acre parcel
An additional approximately 5 acres is being offered separately at $500,000. A buyer seeking the expanded holding would therefore be considering roughly $4.4M before any interior modernization.
This is a broker’s comparative market analysis prepared from selected MLS sales and agent observations. It is not an appraisal. Unique estate properties can vary materially in construction quality, site utility, views, improvements, deferred maintenance and buyer-specific value. Photo galleries are from the respective MLS marketing records.