Price the property you have
Compare sold homes that match this property, then write the net you will accept.
Pull recent sold listings, not the ones still asking. A sold price is a closed number. An active price is a wish. Match this house on facts you can check: bedroom count, bathrooms, size, lot, garage, age, and the updates the listing actually described. Three sold homes you can describe beat ten you only glanced at. Write the address or the listing id, the sold date, and the sold price on one row each.
Then adjust for condition you can point at. If a sold house had a new roof and yours does not, say so in a line under that row. If yours has a garage and that one did not, say that too. Do not add a story about what a buyer might feel. If you cannot see the difference in the photos or at the property, do not invent a dollar gap. Drop a sale you cannot describe. It is not a match.
Write three numbers before you pick a list price: the price you will advertise, the net you hope to clear, and the lowest net you will accept. The lowest net goes into the proceeds calculator with your payoff and your costs, not with a round number you hope is close. Run the calculator once at the advertised price and once at a lower price so you can see the net move. The gap between those nets is the room you have for a later credit.
Keep this page with the offer notes. When someone suggests a list price, you can set it next to the three sold rows and the bottom net. If the suggestion ignores a difference you wrote down, ask about that difference before you agree. You can change the price later. You should not pick the first number without the sold rows and the net you already said you would accept.
What to do
- Compare at least three sold properties and write the date and price for each.
- Adjust only for condition you can point to, and drop a sale you cannot describe.
- Write the advertised price, the net you hope for, and the lowest net you will accept.
- Run the proceeds calculator at the list price and at a lower price before the first offer.