Blog / Selling
How is the right listing price for my home determined?
Quick answer. A listing price comes from a comparative market analysis: recent sales of similar homes nearby, adjusted for size, condition, updates and lot, then checked against the homes currently for sale. Online estimates cannot see inside your home.
By Michael O'Neal, Broker and REALTOR®, Keller Williams Realty Northeast
Published October 11, 2026
What is a comparative market analysis?
It is a study of recently sold homes that a buyer would consider comparable to yours. I pull them from the MLS, which has the actual sold prices and details.
What adjustments matter most?
Square footage, age, condition, kitchen and bath updates, pool, lot size and location within the neighborhood. A home backing to a greenbelt and one backing to a busy road are not the same comparable.
Why not use an online estimate?
Automated estimates work from public records and averages. They do not know about your new roof or your original kitchen, so they can miss in either direction.
What happens if I price too high?
The first two weeks bring the most attention. A home priced above the market sits, and buyers start to wonder what is wrong with it. Price reductions later rarely recover that momentum.
How do I get a number for my home?
Send me the address. I will prepare the analysis and walk you through the reasoning.
Thinking about selling? Call me for a straight answer on price and preparation.
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