I am looking at the numbers that separate a good guess from a solid plan.
If you want a clean pricing view, I start with the difference between asking and closing. In Sugar Hill, GA, last month the median list price was $586,000 and the median sold price was $522,500, which is a meaningful gap to respect.
Last month, the median list price was $586,000 and the median sold price was $522,500. I pay attention to that spread because it tells me the asking market is not the same thing as the closing market.
For a seller, that means I would not assume the highest visible list price sets the ceiling. For a buyer, it means I would not let a polished asking price distract me from the level where homes have actually been closing in Sugar Hill, GA.
Price to the market you have, not the one you want. Compare list price to sold price. Then set your next move around the real closing range, not the headline number.
