How to Price Your Home Without Leaving Money on the Table
Pricing your home isn’t a guessing game. It’s a strategy. Get it right, and you attract serious buyers fast. Get it wrong, and you risk stale days on market, lowball offers, or even worse: no offers at all.
So, how do you find the pricing sweet spot? Here’s what I walk my sellers through:
1. Don’t Use Zillow. Zestimates aren’t data. They’re computer guesses based on incomplete information. If your house has upgrades (or problems), Zillow doesn’t know. A buyer might see that number, but it doesn’t mean it’s real.
2. Study the ACTUAL Market. We look at homes nearby that:
Recently sold (that’s your baseline for value)
Were withdrawn or expired (usually overpriced)
Are pending (real-time demand indicators)
Are actively listed (your direct competition)
We use that to create a realistic pricing window based on condition, location, and timing.
3. Understand Price Brackets. Buyers search in ranges. $499K will reach a different group than $505K. You want to be the best-looking house in your bracket, not the most expensive.
4. Read the Room (aka The Market). Are homes selling with multiple offers? Sitting for 30+ days? Are buyers asking for closing costs? Your pricing strategy needs to match current conditions, not last year’s trends.
5. Remember the Buyer Mindset. Overpricing causes doubt. Buyers assume:
Something’s wrong with the house
The seller is unrealistic
They can wait for a price drop
You don’t want them thinking any of those things. You want urgency and interest.
Want a No-Cost CMA from a Charleston Local?
I’ll run the numbers, analyze the market, and send you a custom price strategy—no obligation.