Decide what actually helps you net more
You're trying to decide whether to spend money fixing things up or adjust the price and move on. In Amherst, VA, I make that call based on how close homes are getting to asking and how long they typically take to sell.
Looking at the latest numbers, the clearest signal was this recent offers landed about 95.8% of asking last month across single-family homes plus condos/townhomes/apartments in Amherst, VA. This changes your plan because when buyers are not routinely paying full asking, condition and presentation often decide which listings win the best terms. A typical sale took 75 days last month, so the market can give you time, but it also gives buyers time to compare you against the next best option. Fix the items that buyers can see and quantify quickly during showings, because you are competing for an offer that may already be under asking. Price with intention do not start too high and then chase the market over a long timeline when a typical sale takes about 75 days. Before you list in Amherst, VA, I recommend aligning your prep budget to the goal of protecting your net, not just inflating your asking price.
