Ask any seller what matters most and they'll say price. Ask any buyer what they notice first, and they'll say the same thing. The list price you pick on day one shapes every showing, every offer and, in the end, what you take home.
The problem with a "test the market" price
Starting high to see what happens usually backfires. Buyers and their agents compare your home to recent sales within minutes. If it looks overpriced, they skip it, the days on market pile up, and the price cuts that follow can make buyers wonder what's wrong with the house.
What goes into a real pricing plan
- The right sales to compare. Homes in your area that match on size, age, builder and condition, not just the same zip code.
- Adjustments an appraiser would make. I keep an archive of hundreds of Arizona appraisals and use it to value differences like square footage, a pool, garage spaces, lot size and condition.
- Credits removed. When a seller paid a buyer's closing costs, the true price was lower than the number on the MLS.
- What you're up against now. Active, pending and expired listings show where buyers are saying yes and where they're walking away.
- Your upgrades. A remodeled kitchen, new roof or owned solar can move the number, and online estimates usually miss them.
Why it matters for your appraisal
Most buyers finance, and their lender will order an appraisal. A price that's supported by solid comparable sales gets through appraisal much more smoothly, which protects your contract and your closing date.
Learn more about how I help sellers, or see the kind of marketing your home gets on my featured homes page.
I'll put together a full pricing report for your home at no cost. Call or text Terry Day, REALTOR® with DeLex Realty, at 602-483-4665.
Terry Day, REALTOR®, DeLex Realty, 10115 E Bell Rd, Ste 105, Scottsdale, AZ 85260.