Recent sales above asking do not remove the need for a disciplined plan
If you are deciding whether sellers still have negotiating room, I would say yes, but that leverage has to be earned. In Hicksville, NY, recent closings landed at about 109.73% of asking, which is strong, but it works best when the home is priced and presented to attract real competition.
Over the previous 30 days, recent closings in Hicksville, NY reached about 109.73% of asking, with a typical sold price of $759,500. At the same time, a typical sale took 33 days, and active homes were lingering longer at 45 days, which tells me not every listing is getting the same response.
That is exactly why I would not reduce this market to a simple seller advantage story. The opportunity is real, but the spread between strong outcomes and stale outcomes can still come down to price, condition, and whether buyers feel urgency when your home hits the market.
Launch with clean presentation and a defensible price. Watch early showing activity closely because the first response matters. Be ready to negotiate from strength when the market engages instead of adjusting late after interest softens.
