The recent close level gives you the best starting point.
If you are preparing a sale, I would start with the number buyers have actually been paying lately. In Humble, TX, the typical sold price was $229,900 last month, and that is the figure I would use to pressure-test the asking side first.
The recent asking side ran higher, with a typical new list price of $249,999 and a typical active list price of $265,000. That gap tells me a seller needs to be intentional, because the market is not automatically rewarding wishful pricing.
In Humble, TX, my advice is to set the first number with discipline, then watch how the first few days of activity respond. If the early response is weak, it is better to correct quickly than to drift.
Anchor the list price to recent closings. Review the first week of response closely. Adjust early if the market pushes back.
