Between January and October, our team closed 23 sales, as listing agents and buyer's agents, from Charlottesville to Staunton. It is a small sample, but one pattern stood out clearly.
The 11 homes that went under contract within a week of listing sold, on average, for about 99% of their original asking price. The 10 homes that sat for 60 days or more sold for about 93% of their original price, after price reductions and negotiation.
On a $400,000 home, that gap is roughly $24,000.
None of this means every home should be priced low. It means the first two weeks matter most. That is when a new listing gets the most attention from buyers and their agents. A home that is priced a little too high often misses that window, then has to come down anyway, and buyers start to ask what is wrong with it.
When we price a home, we look at recent sales nearby, what is on the market right now, and how fast similar homes are moving. Then we talk through the strategy with you before anything goes live.
If you are thinking of selling, ask us for a home value. You will get the numbers and our reasoning, not just a figure.