If you want to list without leaving money on the table, the recent numbers point to a very specific lane.
If you're debating whether to list now or keep fiddling with the price in your head at two in the morning, my answer is simple price for the market you have, not the fantasy market your cousin swears exists. In Burlingame, CA, recent closed numbers still give sellers leverage, but they also punish wishful thinking fast.
Over the previous 30 days, supply stood at 0.84 months, typical offers landed at 105% of asking, and a typical sale wrapped up in 10 days. That is a seller-leaning setup in Burlingame, CA, but it is not a permission slip to slap a heroic number on the sign and hope the universe does the rest.
The clearest clue is the gap between pricing on homes that sold and pricing on homes that were simply sitting there. A typical sold price was $2,775,000 recently, while the typical active asking price was $1,600,000, and over the last three months there were 10 new listings and 10 pending listings. My read is that homes are moving, but the market is rewarding the ones that feel compelling right out of the gate, not the ones testing everyone's patience.
I would start with a pricing range built to attract attention in the first week, because the typical pending home spent 12 days before going under contract over the last three months. I would also fix the presentation details before launch, since homes in Burlingame, CA are not getting months to explain themselves. Price cleanly. Launch sharply. Let buyers compete instead of giving them room to wander off and find snacks.
