Sellers have leverage, but the market is still choosing carefully.
If you are preparing to sell and wondering how aggressive you can be on price, my answer is this you can be confident, but you cannot be careless. In Westbury, NY, the typical asking price for active listings was $864,999 last month, while homes that actually closed came in at $782,500, so your pricing decision needs to account for what the market is accepting, not just what is available. That gap is where strategy lives. In Westbury, NY, sellers still hold an advantage because supply is limited, but the best results usually come from precision. Price too high and you risk turning leverage into delay. Price with intent and you give buyers a reason to move.
The recent numbers give sellers both encouragement and a caution flag. Last month, 49 homes were available, 20 moved into contract, and supply stood at 2.13 months. That is still a seller's market. At the same time, recent offers landed about 95.3% of asking, which tells me buyers are negotiating enough that list price still needs to be credible.
I would pay close attention to the relationship between active, pending, and sold pricing. In Westbury, NY, the typical asking price of homes that went pending was $809,500, while the typical asking price of active homes was $864,999. Closed sales landed at $782,500. That sequence tells me buyers are engaging with homes that present a believable value story. Sellers who anchor too far above that chain may still get attention, but they increase the odds of sitting longer or negotiating from a weaker spot later.
Start with a price that can compete with the recent pending range, then justify any premium with condition, size, or updates the market can actually see. Make the home easy to evaluate on first showing. Review activity quickly in the opening stretch and adjust decisively if interest stalls. I would rather position a home to attract strong early attention than spend weeks defending a number the market is not validating.
