• How to Price Your Home to Sell for Top Dollar

The #1 factor in how quickly your home sells—and for how much—is the price. If your home is overpriced, it won’t matter how beautiful your kitchen is or how many updates you’ve made.

Why You Should Never Rely on Zillow for Home Pricing

Zillow is not an accurate tool for pricing your home. It’s common for sellers to feel frustrated—or overly excited—when they see a Zestimate that’s significantly off. We’ve had clients panic when Zillow undervalued their home, and others get their hopes up when their Zestimate was 30% higher than any recent comparable sale. Zillow uses an algorithm, not an expert. The best way to determine your true home value is by working with a local real estate agent who can prepare a Comparative Market Analysis (CMA).

Pricing is Not About What You “Need” or “Want”

It’s tempting to price your home based on what you paid, how much equity you want, or how much you need for your next down payment. But here’s the truth: Buyers don’t care. Buyers care about value. They want to know: Is this home fairly priced for the neighborhood, condition, and features?

Market Conditions Matter—A Lot

Before setting your price, ask:

• Are local home values rising or declining?
• Is inventory tight or are homes sitting?
• Are interest rates high or low?
• Are you selling in the spring market or winter?
Note: The current real estate market plays a massive role in pricing strategy.

Desirability: The X-Factor

Some features hurt a home’s appeal:

• Backing to a busy street
• Steep or sloped yard
• No garage or small master bedroom
• Awkward layout or low square footage
Note: If you can’t change the feature, the price must reflect it. You’re competing on perceived value as much as price.

The Power of Comparable Properties

A good Realtor will provide at least three recent comparable sales—same or similar square footage, number of bedrooms and baths, and overall style. This CMA becomes your blueprint.
The goal: Price your home high enough to get top dollar, but low enough to attract real buyers.

What Happens if You Overprice?

The first 1–2 weeks on the market are your golden window. That’s when your home gets the most eyes and the best chance at a full-price offer. Agents can see your “Days on Market.” If your home sits too long, buyers and agents assume something is wrong—and your price will drop anyway.

The Bottom Line

Price it right from the start. Trust a local expert, ignore the Zestimate, and use real sales data to position your home at the perfect price point.