Price it like a pro using recent sale signals, not guesses
You're trying to decide one thing what price is realistic without leaving money on the table. My rule right now is simple anchor your plan to what actually closed recently, then build your pricing story around condition and finish level. If you only remember one closed data point right now, make it this a typical closed price was $1,842,500 last month in Mercer Island, WA.
One number to respect from recent data is $657 per square foot that was the typical closed pricing level last month for Mercer Island, WA, and it keeps you honest when emotions push you to overreach. The practical impact is clarity. If you price above what your square foot value and finish level can defend, you risk chasing the market with reductions, and this period did not report a typical sale timeline to bail out a bad starting number. Here is the constraint I plan around based on the previous 30 days only 10 properties closed, so every showing, objection, and offer matters more because there are fewer closing examples to support an aggressive price. Action steps I recommend Build your pricing range from the recent closed price per square foot, then adjust based on your home's living area and updates. Pre-answer the obvious questions with a tight list of upgrades, age items, and receipts so your price feels earned. Decide your minimum terms now so you do not negotiate against yourself when an offer arrives.
