Start with what homes actually closed for, then shape the rest from there
The first pricing decision usually has the biggest impact on the whole sale. In Independence, MO, I would start with recent closings, not just active competition, because typical sold prices were $200,000 while typical asking prices were $210,000 over the previous month.
That recent spread is where I would begin every seller conversation. In Independence, MO, the typical closed price was $200,000, while the typical asking price was $210,000 over the previous month. Buyers are still paying close to list overall, but the market is clearly separating strong pricing from inflated expectations.
For a seller, this means the first number cannot be random. Supply at 1.88 months is supportive, but recent closings still set the boundaries of credibility. In Independence, MO, I would rather position a home where buyers feel comfortable acting than stretch the list price and spend the early days defending it.
Look at recent closed pricing before you look at competing asks. Factor in the condition your home will show with on day one. Choose a number that can attract action and stand up to negotiation. That is the kind of pricing that protects leverage.
