Why the closing number matters more than the asking number.
The closing number is where the real conversation starts. In Prince George County, VA, the median sold price was $344,500 last month, and I would use that as the anchor before talking about strategy.
Last month, the median list price on active homes was $405,000. I would not ignore that number, but I would treat the sold price as the stronger signal because it reflects where buyers actually committed.
For Prince George County, VA, I would keep a close eye on how the market responds to the first price you choose. A home that starts above the recent close range has to justify that decision with something very clear.
I would price with discipline, watch the 51-day typical sale pace, and stay focused on the 99.5% sold-to-list figure. I would also use recent sales to keep the conversation grounded.
