I would use current supply and recent list-to-close pricing to stay confident without overreaching.
If you are trying to figure out how much negotiating room you really have, I would look at supply and the gap between asking prices and closed prices together. Southern Highlands, NV still has a seller-leaning setup with 3.94 months of supply, but that does not give every home the same leverage.
Over the previous 30 days, the typical closed price was $747,000 while active homes were typically asking $789,450. Newly listed homes entered closer to $750,000, which tells me the market is drawing a line between what is realistic at launch and what remains available.
That matters when you are setting terms. A seller with a home that lands near the recent closed range has a stronger case than one stretching well above it, especially when buyers can see the difference between fresh pricing and stale pricing.
Set your price to invite action, not debate. Watch the fresh active competition closely before you approve reductions or concessions. Be firm on value when your positioning is clean, and be flexible early when it is not.
