Washington State | How to Price Your Home Right in Today's Market

verpricing is one of the biggest mistakes I see sellers make. In today’s market, buyers are smarter, more cautious, and heavily influenced by online tools and automated values. But here’s the thing: algorithms don’t see your upgrades, your views, your layout, or your location nuance. Pricing your home right requires both data and strategy.

Here’s the 4-part pricing method I use with every client:

1. Comparative Market Analysis (CMA)

We review recently sold homes in your immediate area with similar square footage, age, condition, and lot size. But we don’t stop there. We adjust for:

• Condition and updates

• Layout and usable space

• Neighborhood popularity

• School zones

• Time of year

2. Active Competition

Buyers don’t just look at one house—they look at every home in your price range. I help you understand how your home stacks up against what’s currently listed. We position your home to stand out without being overpriced.

3. Buyer Psychology & Search Brackets

Many buyers search online using round-number brackets like “under $600K” or “$700K max.” If your home is priced just over one of those thresholds, you may miss an entire pool of qualified buyers. I use data-backed pricing strategies—based on how local buyers actually search—to make sure your home lands in the sweet spot for maximum exposure and visibility across search platforms. It's not just about what your home is worth—it's about how buyers find it, perceive it, and act on it.

4. Market Momentum

Are homes in your neighborhood flying off the market or sitting for weeks? I analyze days on market, list-to-sold ratios, and seasonal timing to guide our strategy.

Pro Tip: Pricing slightly below market value can generate more showings, faster offers, and sometimes drive price up through competition. Pricing too high can cause price drops, low-ball offers, and buyer doubt.

Let’s price it smart, not emotional.