The list price is a marketing decision as much as a valuation. Price well and you invite competition; price high and you invite suspicion.
Start with true comparables
Look at homes that sold (not listed) in the last 90 days, within half a mile, with similar size, condition and lot. Adjust for differences honestly.
Understand search brackets
Buyers search in round numbers. A home listed at $1,020,000 misses everyone searching up to $1M. Sometimes a slightly lower price reaches a much bigger audience.
Watch the first two weeks
Showings and online saves in the first 14 days tell you whether the price is right. If activity is low, adjust early rather than chasing the market down.
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