Selling
How to Price Your Home to Sell
By David Golovin · September 9, 2026 · 3 min read
Pricing a home is part math, part market read. Too high and you lose buyers before they ever schedule a showing. Too low and you leave money on the table. The goal is to find the number where serious buyers compete.
Start with sold comps, not list prices
Sold prices show what buyers paid; list prices only show what sellers wanted. Use homes that closed in the last 90 days, within half a mile, similar size and condition.
Adjust for differences
Rough adjustments: $10,000-$20,000 per bathroom, $15,000-$30,000 for a kitchen remodel, $5,000-$15,000 per bedroom. Your agent will use local data.
| Common mistake | What actually happens |
|---|---|
| Price 10% above comps to leave room to negotiate | Buyers skip it. Longer DOM. First price cut signals weakness. |
| Price based on what you need to net | Market does not care what you paid. Overpriced homes sit. |
| Ignore condition differences in comps | Comps with new kitchens are not the same as yours. Adjust down. |
| Skip the assumable loan angle | Buyers paying attention to rates will pass on homes that do not advertise it. |
If your loan is assumable, price with it in mind
A buyer assuming your 2.75% loan instead of financing at 6.7% saves hundreds a month. That can support a higher ask. Roots shows the estimated payment difference on the listing.
FAQ
What comps should I use to price my home?
Look for homes that sold within the last 90 days, within half a mile if possible, with similar square footage, bedroom and bathroom count, lot size, and condition. The closer the match, the more reliable the data.
Does overpricing really hurt that much?
Yes. Homes get the most buyer attention in the first two weeks on market. Overpriced homes miss that window, sit, and eventually reduce. Studies consistently show that homes with price reductions sell for less than homes priced correctly from day one.
How does an assumable loan affect my asking price?
If your loan is assumable and your rate is significantly below today’s market rate, buyers can justify paying more for your home because their monthly payment is lower. A 2.75% loan on a $300,000 balance saves a buyer hundreds of dollars a month compared to financing at today’s rates.
Should I price below market to get multiple offers?
In a hot market, pricing slightly below a round number (e.g., $497,000 instead of $510,000) can drive competition that pushes the final sale price above where you started. In a slower market, it can backfire. Discuss with your agent.