Use the most recent price anchors to pick a smart starting number.
You are trying to pick a starting price that attracts offers without leaving money on the table. My rule in Schenectady, NY is to anchor your plan to what homes are actually closing for, then work backward into a list strategy.
Here is the constraint I plan around in January 2026 a typical sold price was $290,000, and offers landed about 100.62% of asking in January 2026. Supply was 0.96 months in January 2026, and a typical sale took 17 days in January 2026. Some metrics were not reported for this period. What is clear is that January 2026 shows buyers paying around asking and homes moving fast in Schenectady, NY, so pricing too high invites a stall while pricing too low can pull multiple bids you cannot control. Price your first number around the January 2026 closing reality $290,000 typical sold price, not last year's wish list. Set your launch plan to support a fast timeline since a typical sale took 17 days in January 2026, which means your photos, access, and disclosures need to be ready before you go live. If you want a premium outcome, align terms with the January 2026 pattern where offers landed around 100.62% of asking, instead of assuming you can push far past what buyers have been accepting.
