Set your starting price and timeline with fewer surprises.
If you're deciding whether to list now or wait, the real question is whether your home will be positioned to sell cleanly without chasing the market. My guidance in Seaford, NY is to set a starting price that respects how close buyers have been paying to asking, because in January 2026 offers landed about 100.56% of asking.
Here is the constraint I plan around in January 2026 supply was 1.33 months in Seaford, NY for single family plus condo/townhouse/apartment, and the typical sold price was $730,000. In that same January 2026 period, the typical active list price was $789,990 with 17 active properties at month end, and the typical active market time was 24 days. This changes your plan because a 1.33-month supply in January 2026 means buyers are not choosing from a deep bench, but they are still pricing-sensitive enough to keep closings close to asking rather than wildly above it. Not reported. With that limitation, I still can make a decisive call for February 2026 sellers your leverage comes from tight supply, but your protection comes from being priced and prepared well enough to convert early interest into a signed contract. Price to convert, not to test anchor your list strategy to January 2026 closings landing around 100.56% of asking, and avoid a starting number that forces later cuts to get attention. Build your calendar around the January 2026 pace if the typical active market time was 24 days and the typical sale timeline was 28 days, I want your photos, disclosures, and showing plan ready before you go live so you do not waste the first three weeks. Decide in advance which terms you will and will not move on, because with 1.33 months of supply in January 2026, the best offers usually go to the listings that are easiest to say yes to.
