Hold firm where the market supports you, flex where it does not
If you are selling, the decision is how firm you can be on price without stalling your listing. In Richmond, VA, the recent close-to-ask number gives you permission to be confident, but not careless.
Here is the constraint I plan around based on the previous thirty days buyers closed at about 99.8% of asking last month in Richmond, VA. The practical impact is that you can price with intent, because the market is not routinely negotiating far below asking at closing. Some metrics were not reported for this period. Even so, near-asking closings do not mean every home can overreach it means well-positioned homes keep their leverage. Set your list price to invite competition inside your true value range instead of trying to create room for a big discount. Keep your counteroffers tight and backed by comparable closes, because the market is already proving it will pay close to ask. If your home is not getting traction early, adjust decisively rather than bleeding time, since the typical contract pace is measured in weeks.
About Scott Fogleman
Scott Fogleman is a licensed Real Estate Professional affiliated with New Home Team, specializing in the Richmond market. With a focus on strategic marketing and deep local knowledge, Scott Fogleman provides clients with expert guidance in navigating complex real estate transactions. View full profile →
