Start with the numbers buyers are actually closing at, not hope.
You are trying to decide one thing do you price high and wait, or price tight and control the outcome. My rule of thumb in Bald Head Island, NC is simple price to the closed market, then use your terms and presentation to protect your bottom line.
If you only remember one closed data point right now, make it this a typical sold price was $1,345,000 last month, and recent offers landed at about 95.8% of asking. In the same period, a typical sale took 76 days, and supply stood at 6.64 months. The practical impact is that you cannot assume a quick, over-ask result just because your home is premium. Some metrics were not reported for this period. What is clear is that pricing and patience both matter the recent pace 76 days and the closing discount 95.8% of asking set the guardrails for a credible strategy in Bald Head Island, NC. Price off the most comparable recent closings and then decide, in writing, the discount you are willing to tolerate from list to close based on that 95.8% benchmark. Build your timing plan around the recent 76-day typical sale timeline so you are not forced into a late price cut. Use the 6.64 months of supply as your posture check I recommend you pre-decide which terms you will hold firm on so you do not negotiate emotionally when you are weeks into market time.
