Price is the decision an agent usually makes for you, and the one that most often goes wrong when owners sell alone. The goal is a number you can defend with evidence.
Start with comparable sales
Look for homes similar in size, age, condition and location that sold recently, not ones that are only listed. Sold prices show what buyers actually paid.
Adjust for the differences
A bigger lot, an updated kitchen or a busier street all move value. Adjust each comparable up or down for those differences, then look at the range they point to.
Test your number
A price that brings few showings in the first weeks is feedback. Decide in advance what response you expect and when you will reconsider.
Consider a paid appraisal
A licensed appraiser gives an independent opinion of value, which can be worth the fee if your home is unusual or your comparables are thin.
This guide is a working outline. A fuller version with examples is being written.
Where a professional is worth paying
An appraiser or a comparative market analysis from a licensed professional can sanity-check your number. Many agents will provide one, usually hoping for your listing.
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