What actually sets the price
- Recent comparable sales. Similar homes that closed nearby, usually within the last three to six months.
- Current competition. The active and pending listings a buyer will see alongside yours.
- Condition and updates. Roof age, impact windows, kitchen and baths, and any deferred maintenance.
- Location details. Water, view, lot size, street, school zone and flood zone.
- Market pace. How quickly homes are selling and whether prices are rising, flat or softening.
What you paid, what you've spent on improvements, and what you need to net don't set the market value. They matter for your plan, but buyers and appraisers won't factor them in.
Why overpricing costs money
A home gets the most attention in its first couple of weeks on the market. Price it too high and the right buyers skip it, while it helps sell the better-priced homes around it. Later price cuts often end with a lower sale price than a well-priced start would have produced.
Don't forget the appraisal
Most buyers finance, and their lender will order an appraisal. If the contract price is above the appraised value, someone has to make up the difference, or the deal can fall apart. Pricing with real comparables protects you here too.
How I price a home
Walk the property
I see the home in person and note what sets it apart, good and bad.
Pull the comparables
Active, pending, sold and expired listings, adjusted for real differences.
Set a strategy
A price and a plan for the first weeks on market, including when we'd revisit.
Want to know where your home stands? Request a free home valuation.
