Use recent price and timing signals to avoid starting too high
If you are deciding whether to list now or spend more time adjusting your plan, start with price discipline before anything else. My answer is that a seller's market still rewards homes that enter at a realistic number, not inflated expectations.
If you only remember one closed data point right now, make it 39 days. That was the typical sale timeline in Northwest Colorado Springs, CO over the previous 30 days, which means homes were not disappearing instantly even though supply remained limited. This changes your plan because the market gives sellers opportunity, but not unlimited pricing power. The typical asking price for active homes was $595,000 last month, while the typical sold price came in at $626,286 and recent offers landed at 99.8% of asking. I recommend entering the market with a number you can defend from day one. Compare your home against recently closed price points, line up repairs and presentation before you go live, and avoid the common mistake of adding a cushion you will likely have to remove later. In Northwest Colorado Springs, CO, the contract pipeline also deserves attention. Newly pending homes carried a typical asking price of $580,000 last month, and homes still pending at month-end were at $543,450. Where people get this wrong is assuming every active listing sets the market. The better guide is the range where homes are actually getting accepted and closing.
About Jennifer Persicke
Jennifer Persicke is a licensed Real Estate Professional affiliated with Persicke Homes, specializing in the Northwest Colorado Springs market. With a focus on strategic marketing and deep local knowledge, Jennifer Persicke provides clients with expert guidance in navigating complex real estate transactions. View full profile →
