How to think about the first number on the page.
The first number on a listing still matters, but only if it holds up against what the market is doing. In Lynchburg, VA, the typical asking price was $289,900 last month while the typical sale was $262,400.
That spread tells me the first price has to be chosen carefully. I would want it strong enough to attract attention and realistic enough to avoid losing momentum early.
If I were selling, I would treat the opening price as a strategy decision, not a placeholder. If I were buying, I would use the same spread to stay focused on value rather than headlines.
Set the opening number with intent. Watch how long the home sits. Adjust before the listing loses steam.
