Use a real range, not a single magic number
You are deciding what price to put on your home and you do not want to leave money on the table. My answer is to price for the buyers you actually have, and recent Vernon Township, NJ closings give a useful anchor for that.
Clarity wins. A typical closed price was $272,500 last month, and the gap between that and typical asking is where strategy matters.
Here is the constraint I plan around based on the previous 30 days a typical closed price in Vernon Township, NJ was $272,500 last month, while a typical asking price for active listings was $289,930 last month. Offers that closed landed at about 101.1% of asking last month, and supply sat at 3.25 months last month.
That matters because buyers do not shop your list price in a vacuum, they shop your list price against their alternatives. Some metrics were not reported for this period. Even without every detail, the combination of a typical list price around $289,930 and a typical closed price around $272,500 is a reminder that the list number is a positioning tool, and the finish line is what buyers will support with a signed contract.
Set your pricing range after you identify your strongest competing listings, because your "real" market is the homes buyers will see the same weekend. Align your prep with your price if you want to be closer to the top of the range, make sure condition and presentation justify it from the first showing. Watch your first couple weeks closely and be ready to adjust quickly if showings and offers do not match the plan, because supply was 3.25 months last month and the best leverage comes early.
