Set your asking price to match what homes are actually closing for.
You are trying to decide one thing where to price your home so it sells without leaving money on the table. My rule of thumb in Severance, CO is to anchor your plan to what a typical sale closed at recently, then build a clear justification for your number.
One number to respect from recent closed results is this a typical sold price was $465,000 last month, while a typical list price for active homes was $527,450 recently. Over the same period, homes landed around 99.7% of asking last month, and supply stood at 2.89 months recently. That matters because those figures tell me buyers are still negotiating close to the asking price, but the gap between the typical active asking price and the typical closed price can create unrealistic expectations if you price off the highest active listings alone. Some metrics were not reported for this period, so I will not guess the exact mix of property types or price bands driving that spread. Price with proof, not hope. I recommend you line up your pricing logic against the recent typical sold price and the 99.7% offers-to-asking behavior, then decide what you need to show condition, updates, lot, layout to justify being above that typical close. Build your launch plan around a realistic timeline a typical sale took 64 days last month, so prepare your next housing step with enough runway before you list.
