Pricing a home is part math, part psychology — and getting it right in the first two weeks matters more than most sellers realize. Here is what I walk my sellers through before we ever talk about a number. First, the market sets the price, not what you paid, what you owe, or what a neighbor thinks their house is worth. A pricing strategy starts with recent comparable sales — similar homes, similar condition, sold in the last few months nearby — plus a clear read on how many active listings you are competing with right now. Second, the first impression is the one you never get back. Overpriced homes sit, and sitting costs you: each price reduction teaches buyers to wonder what is wrong, and the final sale price often lands below where a sharp initial price would have gotten you. Listing competitively from day one creates urgency, more showings, and sometimes competing offers that push you above asking. Third, online estimates are a starting point, not a pricing strategy. They do not know about your renovated kitchen, the foundation work, or the condition of the homes they are comparing you to. An agent's comparable market analysis fills in those gaps. And a quick note on the number behind the number: your list price is not what you walk away with. Commissions, closing costs, potential concessions, and repairs all come off the top — I always run a net sheet with my sellers so there are no surprises at the closing table. If you are thinking about selling, what part of pricing feels most uncertain to you — setting the number, understanding your net, or timing the market?