09/17/2026
How to Price Your Home Right the First Time (So It Doesn't Sit) Here's the mistake I see most: pricing based on what you need to walk away with, or what your neighbor's cousin sold for two years ago. Neither of those numbers means anything to a buyer looking at your house today. Here's how to actually get it right.
Step 1: Pull comps from the last 90 days, not the last 2 years.
Markets shift fast. A comp from a year ago tells you almost nothing about what buyers are willing to pay right now. I pull sold comps within a half-mile to a mile of your home, sold in the last 60-90 days, matched on square footage, bed/bath count, and condition.
Step 2: Adjust for what's actually different, not what you think should matter.
Updated kitchen adds value. New roof adds value. But not every upgrade returns dollar for dollar, and buyers don't pay extra for things they can't see (a new water heater won't move your price, even though it cost you real money). Other items beside the home itself will make the value vary i.e. lot location, zoned school. I'll walk you through which of your home's features actually shift the number and by how much, based on what's sold nearby, not a general rule of thumb.
Step 3: Price to the market's pace, not your timeline.
If homes like yours are selling in under 2 weeks, you can price at or slightly above the top of your comp range and still get offers. If they're sitting 45+ days, pricing at the top just adds you to that pile. I'll show you the actual days-on-market for comparable homes in your area so you're pricing to reality, not hope.
Step 4: Get a net sheet before you set the number, not after an offer comes in.
This is where wishful pricing usually comes from. Sellers pick a number based on what they need after closing costs, commissions, and payoff, then work backward into a listing price that doesn't match the market. Do it in the right order: price to what the market supports, then run the net sheet so you know exactly what you're walking away with. If the number's short of what you need, we talk about your real options before you list, not after 60 days on market force a price cut.
Step 5: Watch the first 2 weeks like a hawk.
Showings and buyer feedback in the first 10-14 days tell you almost everything. Lots of showings, no offers, usually means price. Few showings at all usually means price or exposure. I track this closely and I'll tell you straight if it's time to adjust, not wait a month to say something.
Pricing right the first time gets you more offers, a faster close, and a lot less stress than chasing the market down with price cuts. If you're thinking about listing, call or text me at 832.713.6698 and I'll pull real comps for your home before we talk numbers.
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