How Do I Choose the Right Listing Price?

One of the most important — and most misunderstood — decisions in selling your home is setting the right listing price. Too high, and you risk sitting on the market. Too low, and you leave money on the table.

So, how do you strike the right balance? Here's what goes into pricing a home in today’s Central Florida market, and how to get it right from the start.

🧠 First, Understand What “Right Price” Really Means

The right listing price isn’t just a number you hope for — it’s a strategic estimate based on:

• Recent comparable sales (comps)

• Current competition

• Your home’s unique condition and features

• Local market trends and buyer demand

It’s not about what you paid, what you need, or even what Zillow says. It’s about what today’s buyers are willing to pay for a home like yours.

📊 What I Look at When Pricing Your Home

As your advisor, I build a full pricing strategy that includes:

✅ Recent Sales in Your Neighborhood

We’ll analyze what similar homes nearby have sold for in the last 3–6 months. I adjust for size, age, condition, and lot features.

✅ Active and Pending Listings

These show your competition — what buyers are comparing your home to right now. If you're priced higher than better-looking or better-located homes, you may struggle.

✅ Market Conditions

In fast-moving markets like Clermont, Mount Dora, and The Villages, demand can shift monthly. I use local trends to advise whether to price more aggressively or conservatively.

✅ Your Timeline

If you need to sell quickly (e.g., relocation, purchase contingency), we may price at or slightly below market. If time is on your side, we can test the higher end of the range — with a smart plan in place.

🛑 The Danger of Overpricing

Here’s what happens when a home is overpriced:

• It sits on the market too long

• It gets fewer showings

• Buyers assume something’s wrong

• You may have to reduce the price later — weakening your negotiation position

💡 Fun fact: Homes that are priced right from the start sell faster and for more money on average than those that start too high and drop later.

💬 Should I Price High and "See What Happens"?

It’s a common temptation — but in today’s market, most buyers (and their agents) are too savvy for this approach. They’ve done their homework, and many are watching multiple homes. A high price can turn them off before they even schedule a showing.

If you're serious about selling, pricing strategically attracts serious buyers — and that’s how we get to your ideal outcome faster.

📍 Why Local Expertise Matters

Online tools and automated estimators are helpful starting points, but they can’t account for local nuances like:

• A newly upgraded kitchen

• A lot with conservation or lake views

• Proximity to schools, parks, or golf

• Recent sales that haven’t hit public records yet

That’s where I come in. I walk your home, compare it to others I’ve toured and sold, and combine real-world insight with data to help you price with confidence.

👋 Ready for a Personalized Pricing Strategy?

Before you list your home, let’s take 15 minutes to review your goals, recent sales, and current competition. I’ll give you a pricing strategy tailored to your property, your market, and your timeline.

📩 Schedule a free home valuation or message me for a no-pressure consultation.

🧠 Final Thought

Pricing your home is part art, part science — and it can make or break your sale. With the right strategy, backed by local market expertise, you’ll attract strong offers and move on with confidence.