Recent activity still supports sellers, but the path to a strong result starts with a realistic launch.
If you are deciding how to list your home, I would start with the pace of the market rather than the highest number you can imagine. In Bethpage, NY, there were 34 active homes and 4 newly pending homes recently. That is enough movement to reward strong sellers, but not enough to make poor pricing disappear.
Recent supply in Bethpage, NY stood at 2.13 months, with a typical sold price of $865,000. Newly pending homes carried a typical asking price of $784,000 and took 32 days to move into contract. That mix tells me homes are being absorbed, but the market is selective about what it takes first.
For a seller, the key implication is simple. You want to enter the market in the group that gets chosen, not the group that waits to be corrected. I would rather launch at a number that attracts clean early interest than watch the home sit while buyers compare it to better-positioned options.
I would price against what recently sold and what is currently winning contracts. I would make the home easy to show and easy to understand from the start. I would also plan your first review point early, because time on market can change buyer perception fast.
