Use recent price points to choose a number that gets traction
You are deciding one thing price it to sell, or price it to test the ceiling. My guidance is to price for the buyer you want, because recent closings in De Motte, IN show a clear gap between what was being asked and what actually closed.
Here is the constraint I plan around based on the previous 30 days a typical closed price was $285,000, while a typical active asking price was $359,900. On top of that, recent offers landed about 98% of asking, and supply sat at 2.22 months.
That matters because price is doing two jobs at once. Some metrics were not reported for this period. Even with that limitation, the combination of a 2.22-month supply and offers near 98% of asking tells me buyers are still pushing listings toward market value, not rewarding hopeful pricing just because a home is available.
Decide your pricing lane before you list. If your home competes near the typical closed price of $285,000, I recommend setting your asking price to invite clean, confident offers rather than forcing buyers to negotiate you down from a big spread to $359,900. Match your initial list posture to the reality that recent offers landed about 98% of asking last month, so overreaching usually means you are negotiating from behind. Plan your timing around the pace a typical sale took 29 days last month, so I want your photos, disclosures, and showing plan ready to perform immediately instead of "getting ready" after you hit the market.
