What the closing number says about the market.
If you are watching where buyers are actually landing, the closing number matters more than the wish list number. In Mechanicsville, VA, last month's median sold price of $450,000 gives me a useful benchmark for both pricing and offer planning.
The median sold price was $450,000 last month, while active homes were listed at a median of $495,000. I use that spread to check whether the market is rewarding a realistic starting point or asking sellers to bridge too much of the gap.
Supply sat at 1.71 months, which keeps pressure on both sides of the table. That means buyers need to be organized, and sellers need to be careful about assuming the first price is automatically the right price.
I would treat the closing number as a reality check, then build the next decision from there. Mechanicsville, VA is giving me enough information to stay disciplined without getting rigid.
