Use the gap between asking and closed prices to set your target
You are deciding whether to list now or wait until you feel more certain about your price. My rule in Redlands, CA is simple price to where buyers have actually been closing, not where you hope they will start. Here is the decision question to answer first will your pricing plan protect you from the most common seller mistake, which is chasing an ambitious number and then negotiating from weakness after weeks of showings?
If you only remember one closed data point right now, make it this a typical sale in Redlands, CA closed at 100% of asking last month, and a typical sale took 37 days. That matters because the market is rewarding correctly positioned homes with clean, on-target closings instead of long, drawn-out discounting. Some metrics were not reported for this period. Even with that limitation, the combination of 100% of asking and a 37-day typical timeline gives me a clear framework for how to protect your net you want the first wave of buyers to feel your price is justified, not negotiable. Price off the most recent closed reality, then write your list price so it is defensible in the first showing weekend. Use the typical 37-day pace to set expectations at home plan for at least a month of access, showing readiness, and quick decision-making once offers arrive. Pre-decide your concession boundaries in writing before you go live, because when recent offers are landing at 100% of asking, your leverage comes from consistency, not last-minute improvisation.
