Set your price plan around how close sales are landing to asking.
You are trying to decide if you can price high and still get a clean sale. My rule right now price for the buyer you want, not the buyer you hope appears, because recent accepted offers landed at about 98.2% of asking last month in Ventura County, CA. The decision question I hear most is simple should you list now, or wait until you can push your number higher? Based on the last month of closed results, I recommend listing only if you are willing to position your home to win in a market where buyers are still negotiating the last few percent.
If you only remember one closed data point right now, make it this recent sales in Ventura County, CA closed at 98.2% of the asking price last month. In that same period, a typical sale took 48 days, and supply sat at 2.05 months for single family homes plus condos/townhomes. The practical impact is this you are not operating in a market where most homes automatically close above the list price. Some metrics were not reported for this period. What is clearly reported is the combination of 98.2% of asking and a 48 day typical timeline, which means your pricing and presentation need to earn attention and keep it through escrow, not just win a few early showings. Price your home so the first serious buyer can say yes without needing a miracle appraisal or a long list of concessions. Tighten your launch plan professional photos, clean disclosures, and showing access from day one so you do not burn the early window when motivated buyers are watching. Build negotiation room on purpose, because recent offers are landing a little under asking, and I want you controlling that gap instead of reacting to it.
