A straight talk guide to not chasing the market after you launch
You are trying to decide whether to start high and 'test the market' or price closer to where buyers will actually commit. My answer avoid a price that requires the perfect buyer, because recent results show negotiation is normal.
In Harris County, TX, buyers paid about 95.9% of asking last month.
Looking at the latest numbers, the clearest signal was 95.9% that is about what buyers paid versus asking last month in Harris County, TX. That changes your plan because a list price that only works if you get full ask is built on a hope the market is not consistently rewarding.
The other number I respect is time. A typical sale took 42 days last month, so your first month on market matters. If your starting price is off, you can burn the best window when your listing is freshest.
My read is simple for Harris County, TX sellers price to attract real decision-makers early, then negotiate from strength rather than from stale days on the market. Keep the home show-ready, respond fast, and be prepared for the buyer to use the 95.9% reality as their anchor.
Two action steps to take now. First, set your starting price with the expectation that the market has been settling around 95.9% of asking, and decide in advance what you will accept so you are not renegotiating with yourself. Second, plan your listing launch and showing availability so you can capitalize on the first 42 days, when you want the strongest buyer attention and the cleanest terms.
