Pricing your home correctly is one of the most critical factors in selling quickly and for the best possible price. As a former real estate appraiser with 34+ years of experience, I take a strategic and data-driven approach to pricing—ensuring that you don’t leave money on the table or risk sitting on the market too long.
Many agents rely only on basic comparable sales (comps) from the MLS, but I go beyond the standard approach to ensure your home is priced accurately, competitively, and positioned to attract serious buyers ready to make strong offers.
Traditionally, real estate agents price homes by looking at comparable sales (comps) —recently sold properties similar to yours in location, size, and features. However, comps have limited parameters
and don’t always tell the full story.
Fannie Mae appraisal guidelines suggest that the best comps should be:
✔ Within 1 square mile of the subject property (or closer in urban areas)
✔Similar in size (within ±100 square feet of your home’s size)
✔Similar lot size and amenities (pools, garages, views, upgrades, etc.)
✔Sold within the last 3 to 6 months for accuracy in pricing trends
But here’s the reality—perfect comps rarely exist . If no homes match exactly, adjustments must be made. That’s where my valuation expertise comes in.
If a comparable home has a feature your home doesn’t , such as a pool, an adjustment must be made. For example:
📌 A comparable home sold for $450,000 and had a pool. If the estimated pool value in your neihborhood is $30,000, we would adjust that comparable down to $420,000 to reflect what
your home would sell for without a pool.
Value adjustments aren’t random guesses—they’re determined by paired sales analysis, meaning we compare:
*Homes with pools vs. homes without pools
*Homes with upgrades vs. those without
*Different lot sizes, views, and renovations
This method ensures your home’s true market value is calculated fairly, rather than just using general averages. A million-dollar home’s pool will have a different value impact than a pool in a $300,000
home, so every analysis must be adjusted based on the local market data.
Pricing isn’t just about past sales—it’s about understanding buyer behavior today. That’s why I also analyze:
✔Current Active Listings– Homes that have been sitting too long or had multiple price reductions
signal what NOT to do.
✔Pending Sales (Under Contract) – These show what buyers are willing to pay NOW, making them
more accurate than closed sales from months ago.
✔FSBO & Off-Market Sales– Many private sales don’t get listed on the MLS, so I check tax records,
new construction sales, and FSBO transactions to get a full pricing picture.
I’ve personally challenged appraisers when they’ve used incorrect comps that could have killed a
sale or refinance. Having this level of expertise ensures my sellers never leave money on the table
due to improper valuation.
Overpricing your home is one of the biggest mistakes sellers make. I’ve seen it time and time again—when a home sits on the market too long, buyers start to wonder what’s wrong with it.
Here’s what happens when you price too high:
❌ Your listing gets stale, and buyers assume something is wrong.
❌ Buyers see price reductions and think you’re desperate.
❌ Low-ball offers start coming in because buyers sense an opportunity.
❌ You end up chasing the market downward instead of starting strong.
The better strategy? Price it competitively or slightly below market value to generate more interest.
When a home is priced slightly under market value, it attracts more buyers and often leads to
multiple offers . This taps into a psychological principle called "FOMO" (Fear of Missing Out),
where buyers feel urgency and bid more aggressively.
I even offer a Bidding Platform Strategy, where we:
✔List your home at half price
✔Schedule only four showings
✔Create a frenzy of buyers competing for your home
While you’re never obligated to accept an offer below your goal, this strategy ensures more eyes
on your home, and when over 100 buyers see it, the odds of securing an offer at or above market
value increase significantly.
Not all homes and sellers have the same needs, which is why I offer both Conventional & Non-Conventional Selling Strategies. Whether you want to sell fast for maximum profit, create a
bidding war, or explore unique marketing techniques, I have a menu of options designed for
your specific goals.
I’m not your average agent —I combine my appraisal expertise, market knowledge, and
innovative pricing strategies to get my clients the best possible outcome.
If you’re ready to price your home correctly from the start and attract serious buyers ready to
pay top dollar, let’s talk! 📞 Contact me at 702-683-3362 today to discuss your home’s value.