List credits before you pick a price
Write the repairs and concessions you already expect, then see what they do to your net.
A list price that ignores a likely credit is a guess. Before you choose the number on the ad, write the credits you already expect. That might be a repair you know about, a closing cost you are willing to cover, or a credit for something you will not fix. One line each, with a dollar amount you did not round into the air.
Get the amounts from something you can point at. A written repair bid is better than a feeling that the deck will cost something. If you have no bid yet, write a placeholder and label it as a placeholder, then replace it when the bid arrives. Type the real amounts into the calculator as seller credits or repairs. The net that remains is closer to a decision than the list price alone.
Read that net before you fall in love with a list price. If the credits you already expect push the net under your walk-away number, the list price is too low or the credit is too large. Change one of them on purpose. Do not discover this after you have told someone the price. The order is credits, then net, then the number you advertise.
You can change the list later. You cannot change it wisely if the credits were never written down. When an offer arrives with its own credit, set it next to the credit you already expected. If the offer's credit is the one you planned for, you are comparing like with like. If it is a new item, add a line and rerun the net before you answer. Keep the credit list on the same page as the three numbers.
What to do
- Write the credits you already expect, each with an amount.
- Mark any amount that is still a placeholder until a bid arrives.
- Enter the credits in the calculator and read the net.
- Choose the list price only after that net is one you can accept.