I would use the recent closing gap to keep your pricing strategy honest.
If you are trying to pick a list price and wondering how aggressive you can be, I would start by respecting the gap between active asking prices and actual closings. In Irvine, CA, the typical asking price recently was $1,798,000, while the typical sold price over the previous month was $1,597,500.
That does not mean sellers should pull back. It means strategy matters. Buyers in Irvine, CA were still landing at about 98.1% of asking, supply stood at 2.93 months, and a typical sale took 26 days. Those are supportive conditions for a seller who prices with intention. The mistake I would avoid is chasing the highest visible number just because other listings are doing it. A seller-friendly market gives you an opening, but it does not erase buyer judgment. If the property looks well-prepared and the price feels justified from the start, you are more likely to hold control once offers show up. Build your price around where you want the first week to go. Fix the issues that would weaken confidence during showings. Decide how much flexibility you want before negotiations start.
About Ashley Kay
Ashley Kay is a licensed Real Estate Professional affiliated with Re/Max Champions, specializing in the Irvine market. With a focus on strategic marketing and deep local knowledge, Ashley Kay provides clients with expert guidance in navigating complex real estate transactions. View full profile →
