One of the most important decisions you’ll make when selling your home is choosing the right list price. While it may seem reasonable to “start high and come down if needed,” this strategy often backfires. Overpricing typically leads to fewer showings, fewer offers, longer time on the market, and in many cases, a lower final sale price. It also tends to create seller frustration and stress, as expectations don’t match the market’s response. Ultimately, neither the seller nor the agent determines the home’s value—the market does. Buyers compare your home to others currently for sale and recently sold, and their response tells us whether the price is aligned correctly.
Pricing is also a timing decision. If your goal is a quicker, smoother sale, pricing competitively with current comparable sales will generate more early interest. If your timeline is flexible and you're willing to wait, a higher price may be possible, though it may increase your days on market. The strategy should support your plans and comfort level.
Another major factor is the appraisal process. Most buyers use financing, which means a lender-ordered appraisal will take place before closing. The home must appraise at or above the agreed-upon purchase price for the sale to continue without renegotiation. For this reason, some sellers choose to get a pre-listing appraisal to better understand how the home is likely to be valued by lenders. This can reduce surprises and help set a price that supports the successful completion of the sale.
Condition and presentation also influence price perception. Even a well-priced home can struggle if its presentation doesn’t meet buyer expectations. Simple steps—such as decluttering, fresh paint, minor repairs, landscaping touch-ups, and thoughtful staging—can significantly improve how buyers view your home and support the price we choose.
Market conditions can change quickly. Interest rates, local inventory, and buyer activity all affect demand. Pricing is not a one-time decision; we continue to monitor market behavior and adjust if needed to stay competitive and protect your outcome. Small pricing adjustments can also open your home to a larger buyer pool—many buyers search within specific price brackets, so a slight shift can lead to increased visibility and more showings.
Once your home is listed, the first two weeks on the market are the most important. This is when your listing is new, visible, and receiving the most attention. Here’s how to interpret the market’s response:
• No showings: The price is likely too high and needs a meaningful adjustment.
• Showings but no offers: The price may be close but slightly high.
• Showings and low offers: Buyers see value but want to negotiate the price.
• Showings and strong offers: The home is priced correctly for the current market.
The right price attracts the right buyers. The right buyers make strong offers. And the right pricing strategy leads to a smoother sale, less stress, and better results—in both price and timing.
When we work together, we review comparable sales, current competition, market trends, your timing goals, your comfort level, and—if desired—pre-listing appraisal guidance. Our goal is to price your home accurately and confidently, to bring qualified buyers through the door, and to help you achieve a successful sale with clarity and peace of mind.