Overpricing is not just about price cuts, it's about lost momentum.
If you're on the fence about listing price, the risk is choosing a number that forces you to chase the market later. In Westbury, NY, I avoid that by aligning the starting price with what active sellers asked and what closed sales actually achieved in the most recently reported month.
If you only remember one data point from January 2026, make it this spread active homes had a typical asking price of $875,000, while a typical closed price was $660,000 Single Family Condo/Townhouse/Apt.. In January 2026 there were 57 active listings at month-end, and the typical sale still landed around 98.32% of asking.
Where people get this wrong is assuming the active asking level automatically equals what a new listing should aim for. Some metrics were not reported for this period. What is reported is enough to keep you honest in January 2026, the typical closed price was $660,000, and deals closed close to asking, which means the asking price still needs to be realistic from day one.
Start with a pricing narrative you can prove tie your number to January 2026 closed outcomes, not just what you see on the market at $875,000. Use the January 2026 98.32% ask-to-sold behavior as your guardrail, because buyers were not routinely paying far above asking. If your home is competing in the current active pool, set a plan for fast adjustments based on early showings so you do not burn weeks while the market decides for you.
