Price at market (or a hair under) → more eyeballs, more showings, more offers, stronger terms. Price high → fewer showings, price cuts, stale listing, weaker leverage. Old-school truth, still undefeated.
Let’s tell it like it is
Overpricing is wishful thinking dressed as strategy. Buyers know the comps, their agents know the comps, and the algorithms definitely know the comps. If you launch too high, your home becomes free advertising… for the better-priced listing down the street.
If you want momentum—showings in the first 48 hours, multiple offers by the first Monday—you price where the market is, not where your ego hopes it might be.
The simple math (yes, this is how it actually plays out)
Assume fair market value is $500,000.
- List at $499,900 — You widen the buyer pool, stack showings, and trigger urgency. Five offers later, you’re choosing the best price + terms—maybe $515k–$525k, shorter contingencies, and cleaner appraisal paths.
- List at $525,000 — You shrink the buyer pool. Fewer showings, more silence. By week three you’re dropping the price to $509k to regain attention—then you negotiate from a weaker position and accept $505k with extra concessions.
Time on market kills leverage. Price creates it.
Contact
Call/Text: 484-356-8313 • Email: [email protected] • Social: @MaggieOylerRealtor
Maggie Oyler — REALTOR® (SRS, ABR) | Chester • Delaware • Montgomery • Bucks
Why pricing “at or just below” market works
- More eyeballs → more traffic → more offers. Demand compounds.
- Competition improves terms. Appraisal gaps, fewer contingencies, flexible timelines—buyers fight for value.
- Algorithms reward traction. Early saves, clicks, and showings boost your visibility on portals.
- Appraisers love comps + competition. Clean data and multiple offers support your final number.
“I don’t want to give it away.”
You aren’t. You’re starting an auction. The floor is not the ceiling; competition lifts the number.
Genuinely overpricing, on the other hand, is how you give it away—slowly—via price cuts and carry costs.
Signs you’re overpriced
- Strong online views, low showings.
- Showings, no seconds.
- Crickets after the first weekend.
- Lots of “we chose another property” feedback with “value” as the theme.
If two weekends pass without clear momentum, it’s time to adjust—quickly and lightly (think 1–2%) to drop into the hottest buyer band.
Old-school wisdom meets modern data
I value the basics that have always worked: clean presentation, accurate pricing, consistent follow-up. Pair that with today’s data (buyer heat maps, save rates, showing velocity) and we can see—in real time—when we’ve hit the sweet spot. The plan hasn’t changed since the newspaper ad days: price right, present beautifully, and make it easy to say yes.
Local reality check: Greater Philly & the Western ‘Burbs
In Chester, Delaware, Montgomery, and Bucks Counties, plus South Philly (hello, 19146), buyer pools are smart and selective. Updated, move-in-ready homes priced correctly still draw crowds. Push too far above the comp band, and you’ll be the “looks nice, maybe if they cut” tab in a buyer’s phone—forever.
My 14-Day Launch Plan (how we stack your first weekend)
- Price-Right Range: We set a tight list price anchored to fresh comps and buyer search brackets.
- Prep & Polish: Staging tweaks, pro photos/video, floor plan, and a scroll-stopping cover image.
- Pre-Launch Buzz: Quiet agent outreach + “coming soon” teaser (no exact address until go-live).
- Go-Live on Thursday: So buyers can book weekend showings.
- Open House, Max Exposure: Saturday + Sunday windows, back-to-back for momentum.
- Offer Window: Clear deadline (typically Monday evening).
- Negotiate the best offer, not just the highest: Terms matter—financing strength, contingencies, timelines, appraisal strategy.
Call/Text: 484-356-8313
• Email: maggieoylerhomes(at)gmail(dotted)com
Maggie Oyler — REALTOR® (SRS, ABR) | Chester • Delaware • Montgomery • Bucks
FAQs (you’ll get these—here are the straight answers)
Q: What if someone would pay more—shouldn’t we start high?
A: The people who might pay more only show up when the home feels like value. Start where they’ll compete.
Q: What about the appraisal?
A: Multiple offers + recent comps help. If we push the price via competition, we can also negotiate appraisal terms up front.
Q: Can we “test the market” for a week at a higher price?
A: You only get one “new listing” moment. Don’t waste it. Test the market with marketing, not with a bad price.
Bottom line
Price right and you control the room. Price high and the room controls you. If you want activity, offers, and options, we’ll start at market (or a whisper under), let demand do the heavy lifting, and negotiate from strength.
Ready to see your price-right range?
I’ll run a no-fluff pricing analysis for your home in Chester, Delaware, Montgomery, Bucks, or South Philly—and map out a launch plan that stacks showings day one.
Bonus: Comment “PRICE” on my latest post and I’ll DM you a quick range.
Maggie Oyler — REALTOR® (SRS, ABR) | Chester • Delaware • Montgomery • Bucks