I would compare it against recent asking and closing results before changing course
If you are questioning whether your target price is too high, I would compare it against what is active and what is closing right now. In Botetourt County, VA, the recent asking level was $399,900 and the recent sold level was $385,000.
A typical active home in Botetourt County, VA was priced at $399,900 last month, while a typical sold home closed at $385,000. Recent accepted offers averaged 96% of asking. Those three figures give me the clearest pricing lane for a seller trying to decide whether ambition still looks believable. For a seller, the issue is not whether you can start high in theory. The issue is whether buyers will view that number as close enough to current market behavior to engage seriously. My read is that pricing too far beyond the recent closing pattern invites negotiation from a weaker position later. I would pressure-test your number against the recent $385,000 closing point and the 96% offer result. I would also decide in advance whether your strategy depends on being discovered quickly or negotiated down over time. Pick the path on purpose, not by accident.
About Scott Fogleman
Scott Fogleman is a licensed Real Estate Professional affiliated with New Home Team, specializing in the Botetourt County market. With a focus on strategic marketing and deep local knowledge, Scott Fogleman provides clients with expert guidance in navigating complex real estate transactions. View full profile →
