Plan around how long closings have been taking, then price to avoid delays.
You're trying to decide if you can sell fast enough to line up your next move. In Walker County, TX, I plan around the reality that a typical sale took 70 days last month, so timing has to be built into your pricing and your move plan.
One number to respect from recent data is 8.29 months supply stood at 8.29 months recently in Walker County, TX. When buyers have options, they do not rush, and that is exactly when an overpriced home sits and the seller ends up negotiating from a weaker position.
This changes your plan because your best leverage is early. Recent offers landed about 94.7% of asking last month, which is a clear signal that buyers are negotiating and that list price is not the same thing as contract price.
Action steps I want sellers to execute set your initial price to compete with the listings buyers will also tour, not the highest sale you have heard about, because the market has been closing under asking. Then, build your calendar around a full 70-day typical sale path so you are not forced into a steep price cut simply because you ran out of time.
If your situation is urgent, speed has a cost. In a market with 8.29 months of supply recently in Walker County, TX, you buy a faster contract by being the most obvious value in your bracket and by keeping the deal simple for the buyer and their lender.
