A realistic plan should match the recent sale pace, current competition, and closing gap.
If you are asking what kind of sale you should realistically expect right now, I would anchor that answer in timing and negotiation room. In Richardson, TX, a typical sale took 31 days last month, and recent offers landed at 96.1% of asking.
One number to respect from recent closed data is 31 days for a typical sale last month. The practical impact is that sellers in Richardson, TX can still move in a reasonable timeframe, but they need to enter the market prepared. This was not a slow environment, yet it was also not one where weak pricing disappeared overnight.
That matters because recent offers came in at 96.1% of asking, and the typical closed price was $432,500. Active homes were typically listed at $449,250 last month, so buyers were clearly pushing back against some asking prices.
Looking at the broader market, there were 242 active homes at the end of last month and 54 sales during the month. Supply stood at 2.95 months, which kept conditions supportive for sellers while still requiring competition-aware pricing.
My recommendation is straightforward. Set expectations around a credible price, not a fantasy number. Prepare for normal negotiation. If timing matters for your next step, build your listing plan around the recent sale pace instead of hoping the market will rush to meet your goals.
