Why the market may not reward a trial-and-error asking strategy
If you are tempted to test the market with a higher asking price and adjust later, I would be careful. In Plano, TX, buyers are already showing they will pay close to ask for the right homes, which means the wrong starting price stands out faster.
If you only remember one recent figure, make it the close-to-ask result of 98.1% last month. That tells me buyers in Plano, TX are not broadly undercutting well-priced homes.
This changes your plan because active listings recently carried a typical asking price of $540,000, while the typical closed price last month was $472,500. That gap tells me the market is already sorting ambitious pricing from accepted pricing.
I recommend setting your asking price where it can win attention immediately, handling the repairs and presentation issues that would otherwise force a correction later, and reviewing your home against the strongest competing listings before you go live.
There were also 50 for-sale price changes in the last month. That is the caution flag. In Plano, TX, testing the market can work against you if buyers decide your home belongs in the price-cut group instead of the must-see group.
