The right list price maximizes attention in week one, protects your appraisal, and shortens days on market. Here’s how to set a number that attracts serious buyers without leaving money on the table.
Build your pricing foundation
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Study true comparables: sold in the last 3–6 months, within a tight radius, similar square footage, bed/bath count, lot size, and condition.
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Track actives and pendings: you’re competing with actives and being measured against pendings.
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Adjust for features buyers value locally (finished basement, garage count, commuting distance, school district).
Use buyer search bands
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Online portals filter by price brackets. Pricing at $499,900 instead of $505,000 can place you in more buyer searches and increase traffic.
Respect the appraisal
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If most recent comps cap at a certain level, pushing far beyond it risks an appraisal gap. If you anticipate strong demand, plan for appraisal-gap strategies up front.
Signal value in week one
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Combine tight pricing with professional photos, floor plans, and a compelling description.
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Consider early showings and a “review by” date to gather multiple offers without overextending time on market.
Price improvement plan
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If traffic is high but offers are light, adjust quickly. The first two weeks are critical; stale listings chase the market down.
Need a data-driven list price for your neighborhood and property type? Request a free Comparative Market Analysis from GoodBuy Homes NJ Realty. Call (73) 843-9804 or visit GBHNJ.com.
