Price against what buyers are actually paying, not just what you want
If you are debating how aggressive to be on your starting price, use the market's real behavior as your guardrail. In January 2026 in Pontiac, MI, offers came in around 95.2% of asking, so I recommend pricing in a way that can convert without a long, expensive reset.
Here is the constraint I plan around in January 2026 for Pontiac, MI single-family homes offers landed about 95.2% of asking. In the same month, the typical sold price was $136,000 and supply was 1.98 months. The practical impact is that buyers were not automatically paying full price across the board in January 2026, even with limited supply. Some metrics were not reported for this period, so I will not claim a universal rule for every home, but the January 2026 gap between asking and accepted pricing is something I build into the strategy in Pontiac, MI. Set your starting price with a plan for where you are willing to land, because January 2026 showed buyers often pushing below asking in Pontiac, MI. Line up your pricing narrative before you list what condition and features justify your number relative to the typical $136,000 sold price in January 2026. If showings are active but offers are soft, adjust quickly instead of letting days pile up, because the market already showed a typical 29-day close timeline in January 2026.
About Ed Brittingham
Ed Brittingham is a licensed Real Estate Professional affiliated with REMAX Eclipse, specializing in the Pontiac market. With a focus on strategic marketing and deep local knowledge, Ed Brittingham provides clients with expert guidance in navigating complex real estate transactions. View full profile →
