Why Pricing Your Home Correctly Matters More Than Ever

When listing a home, pricing it correctly — or competitively — is one of the most important factors in achieving a successful sale. The worst thing that can happen is listing at a price that doesn’t attract buyers. An overpriced home can sit on the market, lose momentum, and ultimately sell for less than it could have if priced right from the start.

At The Krop Team, our approach to pricing is rooted in real data. We look closely at comparable sales from the past 3, 6, and 12 months, making thoughtful adjustments for your home’s unique features, updates, and location. What’s happened in the past gives us a strong indication of what’s likely to happen again — because the market always leaves clues.

That said, pricing is both an art and a science. There’s often a range of value that could work for a particular property. Timing plays a big role, too. The right buyer has to be looking at the right time, and that window of opportunity changes with the pace of the market.

When inventory is tight, that “right time” tends to happen more often. But right now, we’re seeing a different trend: active inventory is up anywhere from 44% to 61% compared to last year. Buyers now have more options — and they’re taking their time. Because of this, we’re seeing more than 10% of listings each week with price reductions. Sellers who came in too high are being forced to adjust.

So, when is it time to rethink your price?
For homes in the average or median price range — around $500,000 in our area — the rule of thumb is simple: if after 10 days or 10 showings you have no offers, it’s time to reevaluate.

• No showings after 10 days? Buyers are likely seeing your home online and saying “no” before ever stepping inside.

• 10 showings but no offers? That often means buyers liked what they saw enough to visit, but something about the condition or the price kept them from writing an offer.

Before your home hits the market, we rely on statistics and comparable sales. But once it’s live, the market’s response tells the real story — and it’s one we should always pay attention to.

If you’re thinking about selling, or simply curious about how your home fits into today’s market, we’d love to chat. Send us a message or give us a call — we’re here to help you make the smartest move possible.