# Set the right list price for my home from comparable sales

A price range based on comparable sales and market speed, with a pricing strategy and a plan for when to adjust.

- Topic: Data & Analysis
- Framework: RTF
- Level: Standard
- Tags: Sales, Brainstorm, Fill-in Template, Step-by-step
- Source: https://www.thinkwithprompt.com/prompts/set-the-right-list-price-for-my-home-from-comparable-sales

## Prompt

```text
Help me set a list price for my home. This is step 3 of selling my home.

**My home:** [size, bedrooms and bathrooms, lot, condition, updates, upgrades from step 1]
**Agent's suggested price and reasoning (from step 2, if I have it):** [PASTE]
**Comparable sales:** [4-8 nearby homes sold in the last 3-6 months: address or description, sale price, date, size, condition, days on market]
**Active and pending listings nearby:** [list prices, days on market]
**What I owe and my minimum:** [mortgage balance, the lowest net amount I'd accept]

Do this:
1. Adjust each comparable for differences in size, condition, lot, and date, and show a value range. Say which comparables are strongest and why.
2. Explain how fast the local market is moving, based on days on market and sale-to-list ratios in my data.
3. Recommend a list price and strategy: at market, slightly under to draw multiple offers, or slightly over with room to negotiate - with the risks of each. Note common search price brackets (e.g. under 400,000) and whether my price sits just above one.
4. Estimate my net proceeds at three sale prices after commission, closing costs, payoff, and any repair credits, with costs marked [CONFIRM].
5. Set a review plan: what showings and feedback in the first 2 weeks mean, and when a price adjustment makes sense.

Use only the numbers I provide. This is not a formal appraisal; confirm with my agent or a licensed appraiser. Next step: compare offers.
```

## What to fill in

- PASTE
- list prices, days on market
- mortgage balance, the lowest net amount I'd accept
- CONFIRM

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