Recent new listing numbers matter, but closed results matter more to your strategy
If you are preparing to sell and wondering where to start on price, I would not begin with the highest active listing you can find. I would begin with what the market is actually closing, and in Montgomery County, TX a typical home sold for $327,500 last month.
Recent sellers brought new listings to market at a typical $370,000, while active listings sat at a typical $372,990. Yet the typical closed price was $327,500, and accepted offers averaged 95.6% of asking. That tells me pricing discipline is still the difference between activity and actual results.
When I see a spread like that, I do not read it as permission to reach higher. I read it as a reminder that buyers in Montgomery County, TX are comparing homes carefully and negotiating below asking when the price does not line up with the market.
Base your list price on recent closings first, then refine it against active competition. Prepare for negotiation instead of assuming the first number sticks. Make sure the home's condition supports the price you choose so you are not defending a weak opening position.
