Set a number you can defend, not a number you hope for
You are trying to decide how aggressively to price before you put your home on the market. My rule in Henrico, VA price around what buyers are actually paying, because recent deals landed at about 99.8% of asking last month.
If you only remember one closed data point right now, make it this recent offers landed about 99.8% of asking last month in Henrico, VA. A typical sale took 30 days last month, and supply stood at 1.18 months, with a typical closed price of $370,000 in the same period. That matters because thin supply plus near-full-price results punishes overreaching. Some metrics were not reported for this period. What I can say with confidence is that buyers, on average, were not demanding large discounts from asking in Henrico, VA based on the 99.8% result last month. Anchor your list price to the most defensible range, not the top of the range, because buyers were paying essentially full price last month. Build your launch plan around a 30-day typical timeline get photos, access, and showing logistics finalized before day one. If your home has a unique feature set, be ready to justify it with side-by-side alternatives so you do not invite a price cut later.
