The number that should shape your first decision
If you're trying to understand whether the market favors action or caution, the first number I look at is the recent sale price. In Moneta, VA, the typical sold price was $380,000 last month, and that gives me a firm starting point for both sides of the table.
Last month, the typical sold price was $380,000 and the median list price for active homes was $419,925. That spread tells me pricing still needs attention, because buyers are seeing homes close below the average asking level.
I would use that gap to stay realistic on both sides. A seller should not assume every list price will be met, and a buyer should not assume every home is overpriced just because it is active.
Anchor your expectations to closed sales.
Check the asking price against that benchmark.
Use the gap to guide your next conversation.
