How to Price Your Home in a Shifting Market

A smart strategy for Massachusetts sellers who want top dollar without leaving money on the table

Let’s be honest: Pricing your home isn’t just about picking a number that sounds good — it’s a mix of psychology, market data, and timing. And in 2025, with interest rates still high, inventory creeping up, and buyer fatigue settling in, pricing your home right from day one is more important than ever.

If you’re thinking of selling this year — especially in markets like North Andover, Andover, Burlington, or anywhere in Greater Boston — this is your guide to getting it right without the guesswork.

🧠 First, Know This: The Market Has Shifted

We’re no longer in the 2021-2022 frenzy where homes flew off the market in days with 15 offers. Buyers today are more cautious. Rates are higher. And while there’s still strong demand (especially for well-maintained homes), overpricing is a fast track to longer days on market and lowball offers.

Here’s what’s happening in our area:

• 📈 Homes that are priced right are still selling fast — often in under 10 days
  
  
• 📉 Overpriced homes are sitting and being hit with price reductions within 2–3 weeks
  
  
• 💬 Buyers are savvy — they know when a price doesn’t align with value
  
  

💡 5 Pro Tips to Nail the Right Price in 2025

1️⃣ Look at Recent Comparable Sales — Not Just List Prices

Your neighbor’s home might have listed at $1.2M… but what did it sell for? And how long did it take? I use real-time local data — not guesswork — to run a full CMA (comparative market analysis) so you’re pricing based on actual sales, not wishful thinking.

2️⃣ Don’t "Leave Room to Negotiate"

This is one of the biggest myths I hear. The truth? Today’s buyers scroll past overpriced listings — they don’t make offers on them. In this market, you get stronger interest by pricing at or slightly below fair market value, which can actually spark competition and drive your price up.

3️⃣ Consider Your Competition

What else is a buyer seeing when they look at your home online? If there are five similar properties and yours is the highest-priced, you’d better be offering something more — better condition, better yard, better layout. If not, you may just be helping others sell faster.

4️⃣ Understand Pricing Psychology

There’s a big difference between $799,000 and $800,000 — even if it’s just a thousand bucks. Many buyers filter their searches at round numbers (like $800K, $850K, or $1M). Pricing just below those brackets can increase visibility while also creating perceived value.

5️⃣ Watch the First 2 Weeks Closely

The market speaks quickly. If your home hasn’t had strong traffic or feedback in the first 7–10 days, it’s usually a pricing issue. That doesn’t mean panic — but it does mean adjusting fast so your listing doesn’t go stale.

📉 What Happens If You Overprice?

You may think, “We can always drop the price later.” And while that’s true, the cost of waiting can be steep:

• ❌ Fewer online views and showings
  
  
• ❌ Stigmatized listing (“What’s wrong with it?”)
  
  
• ❌ Lowball offers from buyers who assume you’re desperate
  
  
• ❌ Months of carrying costs while the home sits
  
  

👋 Final Thoughts: The Market Isn’t Bad — It’s Just Different

The good news? Well-presented, well-priced homes are still moving quickly and for excellent prices. But today’s buyers want value, and they’ll pay for it when they see it.

If you’re thinking of selling this year and want an honest, data-backed strategy for pricing your home — let’s talk. I’ll help you understand what your home is really worth in today’s market, how to make it stand out, and what we can do to set you up for a successful sale.