Use the gap between list and sold to set your floor
You're deciding what price you can defend, and what number will just sit. My answer set your expectation from what closed, then back into your list price from the typical negotiation gap. Recent closed pricing in Dix Hills, NY shows buyers paid about 97.4% of asking last month, so your plan should anticipate a small but real give-back.
If you only remember one closed data point right now, make it this recent offers landed around 97.4% of asking last month in Dix Hills, NY. A typical sold price was $1,797,500 last month, and typical time to sell was 50 days. This changes your plan because sellers often pick a list price that assumes a perfect buyer, perfect timing, and zero friction. Some drivers behind the $1,797,500 typical sold price were not reported for this period. What I can say with confidence is that if the typical buyer is paying 97.4% of ask, you need to choose a list price that leaves room for that outcome while still protecting your bottom line. Decide your minimum acceptable net first, then set a list price that can realistically settle near 97.4% without feeling like a price cut. Prepare your timing around a typical 50-day runway so you are not forced into concessions late. Keep your marketing and showing plan sharp in week one, because your best leverage is created early, not after a home has lingered.
