Start with the best available evidence
Recent nearby sales still matter. I look at location, lot, size, condition, architecture, view, privacy, upgrades and timing, then separate genuinely useful comparisons from sales that are nearby but not truly competitive.
Price per square foot has limits
Price per square foot can be a helpful reference, but it compresses too many variables into one number. Two homes with similar size can create very different buyer experiences because of lot utility, layout, condition, architecture or setting.
Active competition matters
A seller is not competing only with homes that already sold. Buyers make decisions among what is available now. Current listings help reveal the alternatives a buyer will compare against the property.
Distinctive features need market context
A feature is not automatically worth its construction cost. The question is whether buyers in that market recognize and compete for it. Privacy, mature landscaping, architectural integrity or an exceptional view can matter greatly even when an adjustment is difficult to isolate on a spreadsheet.
Use a range before choosing a strategy
I prefer to understand a defensible range first. Then the listing price becomes a strategic decision about market position, buyer search behavior, competition and the seller’s priorities.
Let early response provide evidence
The first days on market can reveal whether the positioning is generating the expected attention. That does not mean reacting emotionally to every showing; it means distinguishing useful patterns from noise.