A strong launch matters more than a hopeful number that invites later reductions.
If you are deciding how ambitious to be with your asking price, I would keep your plan grounded in what buyers actually paid recently. The guiding rule is simple in Richardson, TX, sellers closed at about 96.1% of asking last month, so your first price needs to be credible.
One number to respect from recent closed data is 96.1% of asking. The practical impact is that buyers in Richardson, TX were negotiating below list on average, even with the market still labeled a seller's market. A typical closed price was $432,500, while active listings were typically priced at $449,250 last month. Where people get this wrong is assuming low supply gives them unlimited pricing freedom. Supply stood at 2.95 months last month, which supports sellers, but it does not erase the need for realistic positioning. A typical sale took 31 days, so waiting for the market to rescue an inflated price is not the plan I would choose. Looking at recent listing behavior, 50 homes had price changes over the last three months, with a typical asking price of $423,500 in that group and a typical 64 days on market. That matters because homes that needed a price cut were sitting much longer than fresh listings. My strategy is direct. Price your home so it can compete on day one instead of planning a later correction. Review where your home fits against recent closings and active competition before you publish the listing. If you want to preserve leverage, solve likely objections in advance and avoid giving buyers a reason to wait for your first reduction.
About Mercy Le Fevre
Mercy Le Fevre is a licensed Real Estate Professional affiliated with eXp Realty, specializing in the Richardson market. With a focus on strategic marketing and deep local knowledge, Mercy Le Fevre provides clients with expert guidance in navigating complex real estate transactions. View full profile →
