If you're preparing to sell your home, it might be tempting to list it a bit high -- say, $10K, $15K or even $25K above what similar homes are selling for -- with the idea that buyers will make a lower offer and you'll still end up where you want to be.

But in today's market, that strategy can backfire -- especially if homes similar to yours are going under contract quickly at their full list price.

Let's walk through an example.

Imagine the last three homes in your neighborhood, with similar features and condition, were each listed at $350,000. They went under contract in 0, 1, and 2 days -- and they all sold for $350,000.

You decide to list your home for $375,000 -- at least partly because you want to leave room to negotiate.

Buyers come to see your home -- but they don't make an offer.

Why not?

Because they are not trying to figure out what they want to pay for your home. They are trying to decide whether they are willing to pay $375K. And based on what they've seen in the neighborhood -- homes just like yours selling quickly for $350K -- they decide that no, they are not.

You might think, "But a buyer should just make an offer!"

And sure -- they could. But in reality, most buyers don't. If your home is priced too far above recent comparable sales, many buyers will simply move on.

So, if you're selling a home and similar homes in your price range (and location, and with similar features) are going under contract quickly and at full price -- that usually means it is more important than ever to not overprice your home.

We must price your home in line with recent sales -- because buyers are looking to act quickly and confidently on well-priced homes.

Pricing your home correctly from the start is often the best way to attract strong interest and get the best possible offer -- sometimes even with multiple buyers competing for your home.