If you want to sell without leaving money on the table, pricing and timing need to line up with what homes are actually closing for.
If you are deciding whether to list now or wait, I would make that call based on how close recent sales are landing to asking price and how long a typical sale is taking. In Richmond, TX, recent offers closed at 95.9% of asking and a typical sale took 40 days over the previous 30 days, so I would go in prepared, not casual.
The clearest takeaway for a homeowner in Richmond, TX is that this is not a market for loose pricing. Over the previous 30 days, supply stood at 4.58 months, and that sits in balanced territory, while recent closed sales came in at 95.9% of asking. A typical closed price was $369,900 last month, which gives me a practical benchmark for where serious buyers have actually been willing to commit.
That matters if you want to come out strong without stalling. When homes are taking about 40 days to sell and buyers are not routinely paying full asking price, I do not see room for testing the market with an inflated number and hoping it gets corrected later. In Richmond, TX, the typical asking price for active listings was $424,690 last month, while homes that went pending were typically priced at $390,000 and homes that closed were typically at $369,900. I would treat that spread as a warning against overpricing on day one.
Start with a price that reflects real buyer behavior, not your best-case number. Review competing active homes around the recent typical asking price of $424,690, then compare that to the $390,000 level where pending activity is showing up. Prepare your home before it hits the market, and make the first week count. If showing activity is soft early, adjust quickly instead of protecting a number that the market is not confirming.
