Sellers should price for the buyers who are prepared to act, not for an imaginary bidding contest that may never arrive. A thoughtful launch begins with a realistic comparison of the home, its condition, and the alternatives shoppers can actually choose from, because wishful pricing has excellent manners but poor follow-through.
The latest reported listing period is July 2026. The median active-listing price was $895,000. That active-listing median was down 5.8% from the prior month. The median price for newly pending listings was $812,000. That newly pending median was up 25.0% from the prior month. The median price for pending listings was $749,000. That pending-listing median was up 9.0% from the prior month. The market was identified as balanced across combined property types. Median days on market measured 143 days. The reported figures describe different listing stages, not identical homes.
Active pricing shows what sellers were asking, not what buyers accepted. Pending figures can offer useful context without setting a mandatory target. A balanced market gives pricing discipline extra importance. A home that is difficult to compare needs especially careful positioning. Time on market can make an initial pricing choice more consequential. A polished presentation cannot rescue a price that ignores alternatives. The goal is credible interest, not a flattering number that sits alone.
Review comparable active, pending, and closed properties before setting the list price. Identify the features that deserve a premium and those needing allowance. Prepare disclosures, repair information, and association materials before launch. Make the first showing experience easy, clear, and professionally presented. Decide in advance how you will evaluate feedback and counteroffers. Revisit strategy when buyer response differs from the original expectation. Keep negotiations anchored to the home’s evidence rather than emotion.
