A clean pricing plan matters more than hope right now
You are trying to decide one thing should you list now or wait for a better number. My answer is to list only if you are willing to price for the market you are in, because homes have been sitting long enough that buyers have time to compare. Fast markets forgive mistakes. Slow ones do not.
Here is the constraint I plan around based on the previous 30 days a typical active listing took 101 days on the market last month, and there were 45 active listings at month-end in Elmhurst, NY. The practical impact is simple when buyers see options, they negotiate harder and they notice pricing gaps quickly. Some metrics were not reported for this period. Specifically, the sold-to-asking percentage for sold listings and the typical sold price for listed sales were not reported, so I cannot credibly promise a premium just because you list. Price to win the first week, not the third month. Align your list price with the most comparable active competition because 45 active listings last month means your home is being evaluated side-by-side. Tighten your preparation and disclosures up front so the buyer does not use the long 101-day typical listing timeline as leverage later. If you want a defined timeline, set a review date for activity and adjustments before you go live so your pricing stays proactive, not reactive.
