The recent mix of asking prices, contract prices, and market pace can help you decide how selective to be.
You do not need to rush every showing just because a home looks good online in Richmond, TX. My rule is simple stay selective, because last month supply stood at 4.46 months and a typical sale took 44 days, which gives you room to choose carefully without assuming every seller will slash the price.
Recent numbers give you a clear frame. In Richmond, TX, the typical asking price on active homes last month was $415,000, while homes that went pending had a typical asking price of $385,090 and closed homes had a typical sale price of $374,000. That spread matters when you decide which homes deserve a second tour.
My advice is to focus on homes priced in a way that lines up with how recent deals are actually getting done. When homes are going under contract around a typical asking price of $385,090 and closing around $374,000, I see a market that still rewards careful selection and measured negotiation. Sellers also have support from a market type identified on the seller side, so I would stay realistic rather than overly aggressive.
Narrow your list before the weekend. Prioritize homes whose asking prices sit close to recent pending and closed levels. Ask for a negotiation plan before you write, and skip the homes that only make sense if the seller accepts a discount far beyond the recent 95.5% close-to-ask pattern.
