It starts with the recent sales
A good price starts with comparable sales: similar homes nearby that closed recently, adjusted for size, condition, lot, and upgrades. Active listings show your competition; pending and closed sales show what buyers paid.
Price for how buyers search
Buyers search in price ranges. A home listed just over a round number can miss everyone whose search stops at it, so where your price falls within a range matters as much as the number itself.
Why the first weeks matter most
A new listing gets its most attention in its first days on the market. If it's priced high and sits, buyers start to wonder why, and a later price cut rarely brings that first wave back.
The appraisal check
Most buyers finance, and their lender orders an appraisal. If the price runs past what comparable sales support, a low appraisal can reopen the negotiation late in the deal.
When to adjust
Showings without offers usually point to price, condition, or presentation. Ask to see the numbers behind any recommendation to change the price. When you're ready, request a market review.
