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The list price is the single biggest decision you make when you sell. Price it right and buyers show up in the first two weeks, when interest is highest. Price it too high and your home sits, buyers start to wonder what’s wrong, and you often end up selling for less.
What actually sets your home’s value
- Recent sales nearby. What similar homes on your street and in your area sold for in the last few months, not what they were listed at.
- Your competition today. The homes buyers will compare yours to this week.
- Condition and upgrades. A renovated kitchen or new roof matters. Upgrades rarely return their full cost, though.
- Lot, location and layout. Backing onto a park, a busy road, a finished basement or a double garage all move the number.
- The season and the market. Spring and early fall usually bring the most buyers.
The three common pricing strategies
| Strategy | How it works | Best when |
|---|---|---|
| Price at market value | List close to what recent sales support | Most markets; attracts serious buyers fast |
| Price slightly under, hold an offer date | Draw multiple offers on one day | Busy markets with low inventory |
| Price above market | Leave room to negotiate | Rarely works; homes go stale |
Why online estimates aren’t enough
Automated estimates can’t see inside your home or compare it to the exact homes buyers are looking at right now. They can be off by tens of thousands of dollars in either direction.
Want an accurate price for your home? Book a free home evaluation. I’ll show you the recent sales on your street and a pricing plan.
