Sellers have leverage, but the market is still separating strong listings from stale ones.
If you are leaning on low supply alone to justify a higher list price in Ballston Lake, NY, I would slow that thought down. A seller's market is still in place, but the recent price spread between active, pending, and closed homes says pricing discipline matters.
Here is the practical answer. Ballston Lake, NY showed a typical active asking price of $699,980, a typical pending asking price of $549,900, and a typical closed price of $410,000 over the previous 30 days.
Those numbers tell me buyers are engaging at different levels depending on the home and the ask. That does not automatically mean higher-priced homes are wrong, but it does mean sellers need to be honest about how their home compares on condition, size, and urgency.
Price against your real competition. Remove anything that weakens the first showing. In Ballston Lake, NY, I would also watch your first two weeks closely because recent pending listings took about 20 days on average at month end, while closings were still happening fast once deals came together.
