The market still favors well-positioned homes, but pricing discipline matters
If you are wondering whether this is a good time to come to market, I would say yes, but only if you price with intention from day one. Old Bethpage, NY had 1.5 months of supply last month, which points to limited competition, yet the homes that drew fast attention were not all priced the same way or moving on the same timeline. That is why I would focus less on excitement and more on how your home enters the market. Good timing helps. Smart positioning matters more.
A seller has real leverage here, but that leverage is strongest when the home is introduced at a number the market can absorb. Last month, the typical asking price for active homes was $1,739,444, up 2.4% from the prior month. Over the last three months, there were 3 new listings, 8 homes that went pending, and 10 homes that closed. That mix tells me buyers are still absorbing available inventory in Old Bethpage, NY rather than letting choices stack up.
I would still be careful about overreaching. Over the last three months, pending homes showed a typical asking price of $1,220,000, while recently closed homes showed a typical sold price of $916,000. Those are different groups of homes, not direct one-to-one matches, so I would not use them as a shortcut for pricing. What they do show is range. Sellers who treat every property as interchangeable risk starting too high, losing momentum, and giving up the early window when attention is strongest.
Price against current competition first, not wishful thinking. Study the active range from $1,698,888 to $1,956,888 if your home competes there, and be honest about condition, size, and fit. Then prepare for speed tighten your showing plan, review your disclosures early, and make it easy for serious buyers to say yes in the first wave.
