When we talk about pricing your home, one of the first things we'll eventually have to decide is how optimistic you want to be.

Here's what I mean...

I'll put together a market analysis of the most likely sales price for your home based on recent comparable sales in your neighborhood or in other similar neighborhoods, In most cases, that's the baseline for how we are thinking about a potential list price for your home.  But then, we'll (you'll) need to decide how optimistic you want to be with rounding up that list price.

Pricing in line with comparable sales

If we price your home right in line with the comps, you're essentially saying: "I want to attract the most buyers possible, move quickly, and have the best chance of a straightforward sale." In a market with limited inventory, this approach often generates strong interest right out of the gate -- and sometimes even multiple offers.

Being a little more optimistic

Some sellers feel their home has features that justify a slightly higher price, even if the data doesn't entirely back it up. That's a reasonable position to take. Pricing slightly above the comps is likely to still generate just as many showings, though it might not generate as many offers.

Being much more optimistic

This is where things get tricky.  Pricing significantly above what the comps support often works against your overall goal of selling the house for the best possible price.  Overpriced homes often sit on the market for a while, without offers... and at some point potential buyers start to wonder why the home hasn't sold.  

There's no single right answer here - especially because sometimes a market analysis is going to point us to a specific price and sometimes to more of a range.  But eventually, when we are finalizing that list price, you'll have to decide how optimistic to be.