If you are trying to price well and protect your bottom line, here is the clearest starting point.
If you are deciding how aggressively to price your home in Spring, TX, I would not chase the highest number on the market right now. My rule of thumb is simple price for the homes that are actually closing, not just the ones being advertised, because over the previous 30 days a typical closed sale came in at $322,000 while typical active asking price sat at $339,000.
The gap between current asking prices and recent closed prices matters. In Spring, TX, the typical asking price for active homes was $339,000 recently, while a typical closed sale was $322,000, and recent offers landed about 97.7% of asking. A typical sale also took 51 days, so speed and pricing discipline still go together.
For a seller, that tells me the market is giving room for negotiation, but not unlimited room. Supply stood at 3.6 months recently, and the market was labeled seller's market, yet buyers are still pushing back enough that list price and final price are not the same conversation. If you start too high, you risk spending your best first weeks testing the market instead of competing inside it.
I would do two things first. Set your launch price around real closed evidence, not the highest active outlier, and build in the fact that recent contracts have been landing under asking. Then prepare for a sale timeline that could stretch near 51 days, so your move, repairs, and cash planning are lined up before you hit the market.
