I keep an eye on the gap that shapes both offers and listing strategy.
The gap between asking and closing is where a lot of decisions get made. In Miami Beach, FL, last month's typical list price was $689,700 and the typical sold price was $645,000.
That gap is the clue. It tells me buyers are still looking hard at value, and sellers need to respect that from the start. If you ignore it, you usually feel it later in the process.
I also keep the 93.6% sold-to-list figure in view because it shows how closely the market is tracking asking prices. That matters whether you are writing an offer or preparing to launch a listing.
I would compare every price to recent closed activity. Then I would decide whether the next move calls for more room, more discipline, or a quicker response.
