Price discipline matters more than ego when homes are moving fast and offers are landing above ask.
If you are debating whether to list now or keep polishing the baseboards until they deserve their own award, I would not wait for perfect. My rule of thumb is straightforward in San Jose, CA, homes moved in about 9 days over the previous 30 days, and recent offers landed at 104.6% of asking.
That combination gives sellers a real opening. Over the previous 30 days, supply stood at 1.89 months, the typical asking price for active homes was $1,178,500, and the typical sold price was $1,441,000, so I read this as a market where well-positioned homes are getting serious attention quickly. Here is the catch, because there is always a catch. A fast market does not forgive sloppy pricing or lazy presentation, and I would not confuse seller advantage with automatic success, especially when buyers in San Jose, CA are clearly paying attention and moving fast on homes they believe are worth it. Price from evidence, not from your favorite neighbor's storytelling. Fix the obvious issues before the first showing. I would also prepare for a short decision window, because a typical sale took 9 days last month and the homes that win are the ones that look ready, feel credible, and do not make buyers work too hard to justify the number.
About Charlie Giang
Charlie Giang is a licensed Real Estate Professional affiliated with Charlie Giang, specializing in the San Jose market. With a focus on strategic marketing and deep local knowledge, Charlie Giang provides clients with expert guidance in navigating complex real estate transactions. View full profile →
