How I price a home
Not a guess, not a wish, and definitely not an online estimate. Here's the actual method.
The short version
Your price comes from what buyers actually paid for similar homes nearby, adjusted for the differences, then checked against the homes you'll be competing with right now.
From every sale to your price
Three numbers I watch closely
The most reliable number we have. This is what appraisers lean on too.
The freshest read on the market, even before the final price is public.
What buyers will compare your home to on the same weekend.
Why the first few weeks matter
A new listing gets the most attention right away. Pricing it right from day one makes the most of that.
Questions I hear a lot
Are online home value estimates accurate?
They're a starting point. They can't see inside your home, so they miss updates, condition and layout. They can be off by a lot in either direction.
Why not list high and come down later?
A home that sits can make buyers wonder what's wrong, and price drops can cost you more time and money than pricing right from the start.
What are comps?
Comparable sales. Recently sold homes that are close to yours in location, size, age and style.
Do my upgrades raise the price?
They can, but rarely dollar for dollar. A newer roof or furnace helps buyers feel safe. A very personal remodel may not add as much as it cost. I'll show you how similar homes with similar updates actually sold.
Will you check the price after we list?
Yes. I watch showings, feedback and new listings nearby every week. If something needs adjusting, we'll talk it through, and you always make the call.
Thinking about selling?
I'll walk through your home with you and tell you honestly what's worth doing and what isn't.
General information for Washington buyers and sellers, not legal, tax or lending advice. Every home and every deal is a little different, so let's talk about yours. Updated October 2026.