A practical way to think about the number before you commit.
If you want a realistic pricing target, I would start with the most recent sold and list figures. Last month, the typical asking price was $419,950 and the typical sold price was $394,500 in Botetourt County, VA, which gives me a clear reference point before I recommend a move.
Last month, the typical asking price was $419,950 and the typical sold price was $394,500 in Botetourt County, VA. I see that as a useful gap to watch, because it tells me how closely the market is actually honoring list price.
That is also why I keep the 95.7% sold-to-list price ratio in view. It helps me judge whether a number is too ambitious, well placed, or likely to need an adjustment before the market responds.
Use $419,950 and $394,500 together. Then decide whether the property belongs near the asking side or the sold side of the market. After that, compare it against the 48-day typical sale timeline.
