The list price is the single most important decision you'll make as a seller, and the most commonly gotten wrong. Price too high and the home sits, goes stale, and eventually sells for less than a well-priced home would have. Price with intent and the first weekend does the heavy lifting.
Comparable sales, not wishful thinking
Your price is set by what similar homes actually sold for — not list prices, not what your neighbour "is asking," and not what you paid plus renovations. A proper valuation looks at:
- Recent sold comparables in your immediate area
- Active competing listings (your real competition)
- Adjustments for condition, lot, upgrades and layout
- Current buyer demand and days-on-market trends
Why overpricing backfires
The most motivated buyers are watching for new listings. If yours launches above the market, those buyers skip it — and the longer it sits, the more the remaining buyers assume something is wrong. Price drops later never recapture that first-week attention.
The first weekend matters most
A home gets its peak exposure in the first 7–10 days on market. That's why we hold everything — photography, floor plans, copy, the MLS® submission — until it's all ready, and launch at once. A strong, correctly-priced debut often produces multiple offers; a slow, overpriced one produces a discount.
Prep that pays
You don't need to renovate. You need the home to show at its best: declutter, deep clean, handle obvious repairs, and let light in. We'll tell you which improvements move the number and which don't — repainting a dark room usually does; a new kitchen usually doesn't return its cost.
Want a defensible number for your home? Request a free evaluation — real comparables, not an automated guess.