When you're pricing your home, the comparable sales matter more than almost anything else.

It's tempting to look at the nicest, most updated home nearby -- new kitchen, finished basement, an extra bathroom -- and think "mine's basically just like that one." But if all of those updated features are not also included in your home, then the sales price of those "comparable" properties will not necessarily give you a helpful perspective on value.

Comparable means comparable. Similar size. Similar age. Similar condition. Similar location. A home that is five miles away in a different school district, that is 40 years newer than your home, will likely sell for a very different price than your home will

Most buyers will only be willing to pay about the same amount that another buyer recently paid for a comparable house.  So, if you price your home $40K or $50K above what the best comparable properties support, we probably shouldn't expect too many showings, or that many offers.

Your best move is to carefully examine the most recent, most comparable sales and let those sales prices guide your pricing strategies.