Use recent closed pricing to judge what is worth pursuing and what is not
If you are trying to tell the difference between a fair asking price and an inflated one, my answer is to compare every listing against recent closings. In Murphy, TX, the typical sold price last month was $580,000, and that gives buyers a grounded reference point.
Looking at the latest numbers, the clearest signal was the distance between asking and closed pricing. Active homes were asking a typical $639,000 last month, while recent offers landed around 96.7% of asking. That matters because not every listing in Murphy, TX deserves immediate acceptance at face value.
A typical sale took 63 days last month, and active homes had been listed about 61 days. This changes your plan because you can compare with more discipline than emotion. I recommend reviewing recent closings before writing an offer, and I recommend treating homes that have been sitting longer as separate negotiation cases rather than assuming every listing is the same.
Here is the constraint I plan around based on the previous 30 days 47 homes were active at month-end, with 11 new listings added during the month. That is enough choice to stay selective.
Keep your standards. Focus on value, not listing language, and walk away from homes that only work if you ignore the pricing signals right in front of you.
