Price it to attract the right buyer, fast.
You are deciding whether to list now or wait because you do not want to leave money on the table. My guidance is to price based on what buyers are actually closing at, not just what sounds good at the kitchen table.
One number to respect from recent closed data is the typical sold price $1,810,000 last month for single-family homes and condos in Wellesley, MA. In the same period, homes generally went for about 98.3% of asking, and supply was 1.38 months, which helps explain why overpricing can still backfire even in a tight market. The practical impact is that buyers are paying close to asking, but not blindly. Some metrics were not reported for this period. Without a breakdown by property type or condition, the safest move is to anchor expectations to the recent typical sold level, then calibrate based on how your home compares to what buyers have been choosing. Choose a pricing band that lets you win on clarity, not hope. Prep your listing so it can justify its position quickly, because a typical sale still took 35 days last month and buyers will use that time to compare. When you set terms, keep them straightforward so you do not give buyers reasons to negotiate away from that near-asking outcome.
