The first two weeks are when your house gets the most attention. Price it wrong and you spend the next two months chasing the market down.
Price from recent closed sales of similar homes nearby, not active listings or online estimates. Adjust honestly for condition, and pay attention to the search price brackets buyers use. In Omaha right now, inventory is up and roughly 15% of listings have cut their price, so the gap between a well-priced home and an overpriced one is wider than it was two years ago.
Asking prices are hopes. Closed sales are what buyers actually paid. I use homes that closed in the last three to six months, close by, similar in age and size.
An updated kitchen, a newer roof, or a finished basement each moves the number. So do a 1990s bathroom and a 20-year-old furnace. Buyers will notice either way.
Buyers search in round numbers. A home at $405,000 misses everyone searching up to $400,000. Sometimes $399,900 gets you more showings and a higher final price.
Most of the buyers who will ever see your house see it in the first week or two. If it's overpriced, they skip it. By the time you cut the price, it's "the one that's been sitting," and buyers start asking what's wrong with it.
Cutting your price doesn't reset your days on market; buyers can see the whole history. Pricing right the first time almost always nets more than starting high and coming down.
Zestimates and other online values can't walk through your house. They don't know about your new roof, the water in the basement, or that the busy street out front cuts the value. In older Omaha neighborhoods, where two homes on the same block can differ by $60,000, they can be way off.
Then we should look at why. Was it bigger, more updated, or sold in a hotter month? A single sale is a data point, not a price.
In this market, usually not. Buyers compare everything on the market. If yours looks high, they won't make an offer at all, and you never get to negotiate.
No. I'll walk through your home and give you a price range with the closed sales that support it, with no obligation.
I'll walk through your home and bring the closed sales I'd use to price it. You'll see exactly how I got the number, so you can decide whether it makes sense.
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