The strongest pricing decisions come from where buyers are committing, not from the highest number currently on the market.
If your goal is to sell without sitting through weeks of uncertainty, price discipline matters more than optimism. My rule of thumb in Richmond, TX is simple anchor your strategy to where homes are going pending and closing, not just to the highest active list prices.
That is especially important right now because the market is giving clear price markers. Over the previous 30 days, the typical asking price for active listings was $424,690, the typical asking price for homes that went pending was $390,000, and the typical closed price was $369,900. Recent offers also landed at 95.9% of asking, which tells me buyers are still negotiating and sellers need to leave room for the market to say yes.
There is also enough choice in Richmond, TX to punish a listing that comes out too high. Supply stood at 4.58 months recently, and a typical sale took 40 days last month. I do not read that as a reason to wait. I read it as a reason to launch with a number the market can support, because buyers have options and extra time can work against your final result when the opening price is off.
Price from the pending range first, then pressure-test that number against recent closed sales. Clean up condition issues before you list so the home does not have to carry both a pricing problem and a presentation problem. Watch the first wave of showings closely. If interest is thin, respond fast while the listing is still fresh instead of defending the original number out of pride.
