Your list price should reflect what buyers have been paying, not hopes.
You are deciding whether to list now or wait because you do not want to miss your number. My rule in Bethpage, NY is simple when recent closings are hovering around asking, you price to create competition, not to test the ceiling.
One number to respect from recent data is this in Bethpage, NY, homes closed at about 100.81% of asking last month, and the typical closed price was $800,000 last month. The practical impact is that buyers have been willing to meet pricing expectations when the home is positioned correctly. Some metrics were not reported for this period, so I will not claim exactly how many offers the typical listing received or how many price cuts happened. But when closings are coming in at roughly full ask, the market punishes overreaching with time, while rewarding clear value with smoother negotiations. Anchor your list price to what you can defend, not what you can justify in a story. Set your launch plan so showing access is easy in the first week, because that is when motivated buyers act when pricing is credible. Decide in advance what you will do if the first wave is quiet tighten presentation and adjust price quickly, since buyers have been closing around asking in Bethpage, NY when value is clear.
