Use real January numbers to set expectations before you list.
If you're deciding what price to start at, your job is to choose a number that attracts offers without leaving money on the table. My rule in Valparaiso, IN is simple anchor your expectations to what actually sold and how closely it tracked to asking.
One number to respect from January 2026 is this offers landed at 97.8% of asking, and a typical sale took 44 days. In that same January 2026 window, a typical sale price was $387,174 while a typical asking price was $399,900. That matters because it sets a realistic gap between an optimistic list price and the number a deal often settles at. Some metrics were not reported for this period. Even with that limitation, January 2026 gives a clear pricing guardrail buyers were not routinely paying full ask, and timelines were not instant. Price with room for negotiation, not a fantasy number, because January 2026 shows buyers typically landed below asking. Align your launch plan to the typical January 2026 timeline by lining up photos, disclosures, and showing availability so you can handle activity for several weeks without panic adjustments. If your goal is to net a specific figure, work backward from the January 2026 typical sale-to-ask relationship instead of fixating on the highest possible starting price.
About Lindsay Phelan
Lindsay Phelan is a licensed Real Estate Professional affiliated with RE/MAX Executives, specializing in the Valparaiso market. With a focus on strategic marketing and deep local knowledge, Lindsay Phelan provides clients with expert guidance in navigating complex real estate transactions. View full profile →
