The strongest pricing decisions come from what is closing, not just what is available.
If you are debating whether to list now or hold off, I would not wait for a perfect moment if your home is ready. In Lufkin, TX, recent supply was 3.8 months and the market still leaned toward sellers, which tells me well-positioned homes can compete without chasing the market down.
The first pricing question I would answer is this where are buyers actually landing? Last month, a typical sale closed at $274,000, active homes were priced around $240,000, and recent offers came in at about 97% of asking. That gap between active pricing and closed pricing matters, because it tells me buyers are still stepping up for the homes they want.
I would not treat every listing the same. New listings entered the market at a typical asking price of $212,445 last month, while homes that went pending were closer to $244,990 and homes already under contract were around $269,990. My read is that stronger positioning and cleaner pricing still matter more than simply getting on the market, especially in Lufkin, TX where buyers are not ignoring value.
Price from the most relevant recent closings, not from your highest neighbor story. Fix the issues that will be obvious in photos and showings before you go live. Build your launch around the first two weeks, because a typical new listing in the recent three-month activity window had just 1 day on market. Keep your negotiation posture firm, but leave enough room for the market to confirm your number.
