If you've been watching homes hit the market in Harrisonburg or Rockingham County over the past few months, you might have noticed that some (but not all) pricing is seeming more realistic... some (but not all) sellers are starting to price their homes a bit more conservatively than they were a few years ago.

For a while there, "aspirational pricing" was all the rage. List a home a bit higher than recent comps suggest, and wait for the buyers to storm in, making offers, so many offers, often with escalation clauses.

For a while, worked. Buyers didn't have many options, the competition for nice houses in nice locations was strong, and a slightly ambitious list price didn't always scare off buyers.

But, things are shifting a bit.

We've seen a slow few months of contract activity and sales activity in the local market... and now some sellers are no longer asking... how high can be go on price... but rather... what price is appropriate to ensure my house will be under contract within the next month.

While this all varies based on price range, property type and location... for almost all sellers in the current market... it is more important than ever to price your home realistically, based on recent comparable sales, instead of putting an aspirational price tag on your home, hoping someone will bite.