Set expectations using what homes actually sold for and how long they took
Deciding what your home is worth is really deciding how fast you want a serious buyer and how much room you can tolerate for negotiation. My rule anchor your plan to what closed recently, then price so you do not become the listing that lingers.
Looking at recent closed numbers for Brentwood, TN, a typical median sale closed at $1,604,500 last month, while a typical median active asking price sat higher at $2,239,950 over that same recent period. Supply measured 2.69 months recently, and recent offers landed about 95.4% of asking last month, with a typical sale timeline of 86 days. That matters because the gap between typical asking and typical closed pricing tells me the market is rewarding realistic positioning, not optimistic headlines. Some metrics were not reported for this period. What is clear is that buyers, on average, did not pay full asking last month 95.4%, and homes typically took 86 days to get to the finish line, which puts a premium on disciplined pricing and clean presentation. Price around the buyers you want, not the price you wish. I recommend you build your list strategy around the recent reality that offers averaged 95.4% of asking and timelines ran 86 days, then decide in advance what concessions you will and will not make. Match your marketing and showing plan to a multi-week runway, because the typical sale did not happen instantly in Brentwood, TN last month.
