Thinking about putting your home on the market—or wondering why it didn’t sell the first time? Here’s the truth: the number you choose to list at isn’t just a figure—it’s the entire game.

And no, we’re not talking about:

• Whatever Zillow spits out
• What you “need” to make for your next purchase
• Or even what your neighbor’s house sold for last summer

We’re talking about a real pricing strategy—one that’s based on hard data, how buyers actually behave, and your specific goals.

Most agents skip that step. Instead, they toss out the number you want to hear, stick a sign in the yard, and wait. But hope isn’t a strategy—and the market data proves it.

The Delisting Surge: A Cautionary Tale

According to Realtor.com, home delistings jumped 47% this May compared to last year.

Translation: thousands of sellers pulled their homes off the market after weeks of silence, zero offers, or price cuts that hurt more than helped.

Why? Because while inventory is rising and buyers are returning, many sellers are still clinging to last year’s price expectations. Meanwhile, the market has moved on.

If you’ve ever caught yourself thinking:

“I’ll just wait for the right buyer.”
“Maybe next season will be better.”

…you’re not alone. But before you list—or relist—you need one thing above all else: a plan.

And that plan starts with knowing the three pricing strategies that actually work.

1. Aspirational Pricing

Think of this as the “aim high” approach—listing above market value in hopes the perfect buyer comes along.

When it might make sense:

• You own a truly unique home with no close comps
• You’re in no rush to sell
• You’re testing the market with a solid backup plan

The risk:

Without a powerful marketing push, this strategy can backfire—leading to fewer showings, fewer offers, and eventually a painful price drop.

2. Comp-Based Pricing

This is the classic—and safest—approach: setting your price based on recent sales of similar homes (aka “comps”).

When to use it:

• Your neighborhood has fresh, relevant sales data
• You want serious buyers to find you fast
• You’re working with a set timeline

Pro tip most sellers don’t hear:
Comp-based pricing isn’t one-size-fits-all. Smart agents break it down:

• High side of comps: Push value if demand is strong
• Mid-range comps: Hit the sweet spot for visibility
• Low side of comps: Stand out in a crowded market

3. Event-Like Pricing

This is the “create-a-buzz” method—pricing just below market value to spark urgency, drive traffic, and often ignite bidding wars.

Best for:

• Peak seasons (hello, spring!)
• Sellers who want quick action
• Homes appealing to first-time buyers or investors

Why it works:

When buyers sense a deal, they move fast. More showings. More offers. More leverage for you.

The Bottom Line: Don’t List Without a Strategy

Your price isn’t just a number—it’s a plan. The right plan should also include:

• A smart marketing approach (not just photos and an MLS upload)
• A timeline strategy tied to your moving goals
• A backup plan if the market shifts

If you’re thinking about selling, make sure your pricing strategy matches your goals—not guesses.