Anchor to the active market, then earn your number.
You are trying to decide what your home could sell for without scaring off qualified buyers. My answer start where buyers are already shopping, then justify every dollar with condition, finish, and terms.
Looking at the latest numbers, the clearest signal was the typical active list price $636,587 for Church Hill, VA single family plus condo/townhouse/apt. in the most recent monthly snapshot. That active list price was reported as 27.3% higher than the prior month, and supply in the same period measured 1.26 months. This changes your plan because a higher active asking environment can tempt sellers to leapfrog the market, but buyers still compare your home to the alternatives they can tour this week. Some metrics were not reported for this period, including a typical sold price and an overall paid-to-asking percentage, so you cannot rely on a single headline number to predict your outcome. Tight supply supports strong interest, but pricing still has to match what your home delivers. Decide your pricing posture by building two lanes a "market-match" number close to current active pricing and a "premium" number only if your home is clearly superior on condition or updates in Church Hill, VA. Prepare your proof before you list receipts, a short improvement summary, and a clean disclosure package so your price feels rational on day one. If showings start but offers do not, move quickly with a plan you pre-approve now, because in a low-supply market, silence is usually the first warning that price and presentation are misaligned.
