Use recent contract activity to shape your opening number.
If you need to know where to start on price, I would not guess from one neighbor's story or one high listing. In Concord, VA, the cleaner approach is to line your home up against what is active, what is pending, and what has recently closed.
Last month, active homes in Concord, VA showed a typical asking price of $349,975. Over the recent three-month stretch, new listings showed a typical price of $309,950, pending homes showed $294,900, and recently closed homes showed $263,500.
That sequence matters more than any single number. I read it as a reminder that sellers can still enter with confidence because supply was 2.4 months, but price selection needs discipline because the homes getting through the market are not centered at the same level as today's active set. Concord, VA has room for optimism, just not blind optimism.
Choose your opening price after comparing against active competition and recent contracts. Strip out features that do not truly add value in a buyer's eyes. Make your first price your strongest price.
