The market still gives sellers opportunity, but it does not erase a weak starting price.
If you are debating whether to test a higher price first and adjust later, I would be careful with that approach. In Waxahachie, TX, recent closings and sale timing suggest buyers are still selective enough to punish an opening number that feels off.
The current numbers make the risk clear. In Waxahachie, TX, a typical active asking price was $472,495, while a typical closed price was $420,000. A typical sale took 54 days, and recent offers landed at 97.8% of asking over the previous 30 days.
That tells me pricing too high is not a harmless experiment. Buyers in Waxahachie, TX have enough options to compare, and the market is still balanced rather than overwhelmingly one-sided. Sellers can do well here, but only when the price feels connected to where homes are actually landing.
Choose a starting number that leaves room for normal negotiation, not a dramatic correction. Watch early activity closely and respond quickly if interest is weaker than expected. Keep the home show-ready from day one so the market is reacting to value, not distractions.
