Originally published October 10, 2024. Written guidance reviewed October 25, 2026. The video reflects the discussion at the time it was recorded, not a current market forecast.
Choosing an asking price starts with the homes buyers can compare yours with right now. I look at recent comparable sales, current competition, condition, and your timing. An online estimate can be a starting point, but it is not a complete pricing plan.
What I compare before recommending a price
A nearby sale does not automatically make a good comparison. I want to know how the homes differ in condition, usable space, lot, improvements, and sale terms. I also want to see what buyers can choose instead of your house. My guide to online estimates and market value explains those differences.
Why starting too high can make the sale harder
If the asking price is difficult to justify against the alternatives, buyers may pass over the listing. A later price adjustment can change that comparison, but it does not guarantee a sale or a particular timeline. Before deciding on a change, I would review the competing listings, showing activity, feedback, and any offers with you.
Your timing belongs in the pricing conversation
Why are you selling, and what needs to happen next? If you are buying another home, relocating, or working around a deadline, we should discuss that before listing. The goal is to choose a strategy that fits both the property and your plans, with a clear point to review what the market is telling us.
Keep pricing and closing questions separate
Once you have an agreement, closing arrangements are a separate conversation. My Pennsylvania seller closing guide explains what to confirm with your settlement team.
Want to talk through your asking price?
Send me your property address, the work you have done, and when you would like to move. Tell me about the home you are planning to sell, and we can start with the comparisons that matter.
