A sharper look at what the numbers are asking you to do.
Pricing is the first filter I use when I look at this market. Last month in Glen Allen, VA, the median sold price was $490,000, which tells me value is still anchored around a clear price point.
That same period also showed a median list price of $540,000 and a sold-to-list price of 99.5%. I read that as a market where pricing still matters, but where buyers are willing to pay close to asking when the home is positioned well.
For sellers, the lesson is straightforward in Glen Allen, VA pricing too far above the market can slow you down. For buyers, it means you need to compare value carefully and not assume every listing has room to negotiate.
Review the starting price closely. Watch how long similar homes sit. Use the first week to set the tone.
