A simple way to pick a number buyers will take seriously
You are trying to choose a list price that gets a clean offer without leaving money on the table. My rule in Richardson, TX is to price with the market's actual closing reality in mind, not the hope price.
Here is the constraint I plan around in January 2026 offers landed about 97.5% of asking in Richardson, TX, and a typical sale took 47 days. In January 2026, a typical sold price was $425,100 and a typical list price was $449,900. This changes your plan because buyers are not consistently paying full ask in this period. Some metrics were not reported for this period. Even with that limitation, the January 2026 pricing gap between the typical list price $449,900 and the typical sold price $425,100 is the signal to respect when you set expectations. Start with your target net, then back into a starting price that still leaves room for a realistic result near 97.5% of asking in January 2026. Plan your timeline around a typical 47-day sale pace from January 2026 so you are not forced into a late price cut. If showings are quiet, adjust early rather than waiting weeks, because the market already shows buyers negotiating below ask in this period.
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 →
