The first ten days do most of the work
A new listing gets its largest burst of attention in the first week to ten days. Every buyer who has been watching that neighborhood sees it at once. Price it right and you compete for their attention; price it high and you spend that burst being the comparison that makes another home look like a deal.
What stale looks like to a buyer
After 30 days, buyers stop asking what is wrong with the price and start asking what is wrong with the house. Price reductions signal weakness and invite lower offers. The eventual sale price on a reduced listing is frequently below what an accurate initial price would have produced.
How I set the number
Closed comparable sales within the last 90 days and within a tight radius, adjusted for square footage, lot, condition, and upgrades. Then current active competition — the homes a buyer will physically walk through the same weekend as yours. Then pending sales, which show where the market is heading rather than where it was.
I will also show you the net sheet for each price scenario so you are deciding on what you take home, not on the headline number.
Questions people ask
Should I make repairs before listing?+
Targeted ones, yes — anything that shows up in photos or that a buyer will use as leverage in inspection negotiations. Full remodels rarely return their cost.
What does it cost to sell?+
Commissions, escrow and title, county transfer fees, any negotiated credits, and payoff of your existing loan. I will give you a written net sheet before you list.