Pricing is the most important decision you'll make when you sell. Price too high and your home can sit. Price right and you give yourself the best chance at strong offers. Here's how I set a price, and why online estimates are only a starting point.
Why online estimates can miss in Texas
Texas is a non-disclosure state, so sale prices aren't part of the public record. Online estimate tools have less sales data to work with here, and they can't see your updates, your layout or your view. Use them as a rough starting point, not a list price.
What goes into a CMA
A comparative market analysis (CMA) uses MLS data that agents can see. I look at:
- Recent sales of similar homes nearby, usually from the last few months
- Active and pending listings, your competition right now
- Homes that didn't sell, which show where buyers said no
- Adjustments for size, age, condition, updates, lot and location
Why I want to see your home
A new kitchen, a refinished floor or a roof that needs work can move the price. Walking through your home lets me adjust the numbers to what a buyer will actually see.
Pricing strategy
- Your first two weeks on the market usually bring the most attention, so the starting price matters.
- Buyers search in price ranges. A price just under a round number can put your home in front of more buyers.
- If showings are slow or the feedback is all about price, it's usually better to adjust early than to wait.
Curious what your home is worth? Start with a free home value estimate, then call or text me at (512) 629-9050 for a full CMA.
Trina Heinmiller
Team Lead | Southern Luxe Group | eXp Realty
Step 2 of 10: Know your home's value
← Step 1: Decide why & when · All 10 steps · Next: Know your costs →
This post is general information, not legal or tax advice.
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