If you are weighing a sale, recent pricing tells me confidence is good and overreaching is still a trap.
Trying to decide where to price your home in Redwood City, CA without scaring off good offers? My rule of thumb is simple price with confidence, not with delusion, because recent closings landed at 105.4% of asking last month and the typical sold price reached $2,125,000. That is strong leverage, but it is not a permission slip to slap a fantasy number on the fridge and call it strategy. In Redwood City, CA, the sellers who win are the ones who use tight supply and fast deal pace to invite competition instead of testing the market until it gets bored.
The answer here is yes, sellers still have room to be assertive. Supply stood at 1.66 months last month, and a typical sale took 9 days, which is quick enough to reward the homes that enter the market cleanly and correctly priced. When offers are landing above asking on average, I do not read that as "price anything anywhere." I read it as a market that punishes hesitation and rewards precision.
That creates a very specific job for a seller. In Redwood City, CA, the recent gap between a typical asking price of $1,650,000 and a typical closed price of $2,125,000 tells me buyers are still stretching for the right homes, but only after they see enough value to compete. If you start too high, you risk skipping the excitement phase entirely. Nothing says "please negotiate me down" quite like a listing that lingers while the better-positioned house down the street gets all the love.
Start by choosing a price that invites traffic, not eye-rolls. Build your launch around the 9-day typical sale pace, which means photos, repairs, and showing readiness need to be done before you hit the market, not while you are already live. Then decide in advance how you will handle multiple offers so you are not making major pricing decisions with adrenaline doing cartwheels.
